Affordable Housing Incentive Strategies€¦ · This guideb o ok a d dresses the A H A C pr ocess fr o m f or ming the co m mittee, thr ough s ub mitting its re p ort, to triennially

Affordable Housing Incentive Strategies: A Guidebook for Affordable Housing Advisory

Committee Members and Local Government Staff

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Table of Contents I. Introduction to the Guidebook ............................................................................................................................... 4

Purpose of the guidebook ..................................................................................................................................... 4

Intended audience ................................................................................................................................................. 4

Section overview ................................................................................................................................................... 5

II. Florida Comprehensive Plan Housing Element and Incentive Strategies Overview ............................................. 6

Local Comprehensive Plan Housing Element ........................................................................................................ 6

Affordable housing incentive strategies ................................................................................................................ 7

III. Affordable Housing Advisory Committee Overview ............................................................................................. 9

Affordable Housing Advisory Committee (AHAC) ................................................................................................. 9

Committee composition ........................................................................................................................................ 9

Local government program staff ......................................................................................................................... 10

Roles and responsibilities of the AHAC ............................................................................................................... 11

IV. Preparing the AHAC Report ................................................................................................................................ 13

Reviewing local plans and codes ......................................................................................................................... 13

Encouraging input from all AHAC members ........................................................................................................ 13

Consensus decision making ................................................................................................................................. 14

Conducting a SHIP survey and incorporating results .......................................................................................... 14

V. Steps in the Review Process ................................................................................................................................ 16

Meetings .............................................................................................................................................................. 16

Draft the report ................................................................................................................................................... 16

Approve recommendations at a public hearing .................................................................................................. 16

Submit report to local governing body ................................................................................................................ 16

Submit report to the Florida Housing Finance Corporation ................................................................................ 17

VI. The AHAC Report Timeline ................................................................................................................................. 18

Review of deadlines ............................................................................................................................................. 18

Public notice requirements ................................................................................................................................. 18

Scheduling and organizing the public hearing ..................................................................................................... 19

Suggested meetings............................................................................................................................................. 19

Coordinating with the LHAP timeline .................................................................................................................. 20

VII. General Recommendations and Requirements for Incentive Strategies .......................................................... 21

General recommendations for incentive strategies ............................................................................................ 21

Statutory requirements for incentive plans ........................................................................................................ 24

What qualifies as an “affordable housing project”? ........................................................................................... 24

Examples of how some local jurisdictions certify ................................................................................................ 25

VIII. Incentive Strategies: Details and Examples ...................................................................................................... 27

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Strategy: Expedited process of development approvals ..................................................................................... 28

Strategy: Impact fee modifications, waivers or reimbursement ......................................................................... 31

Strategy: Flexibility in density .............................................................................................................................. 35

Strategy: Reservation of infrastructure capacity ................................................................................................. 41

Strategy: Accessory dwelling units ...................................................................................................................... 43

Strategy: Reduction of parking and setback requirements ................................................................................. 47

Strategy: Flexible lot considerations ................................................................................................................... 49

Strategy: Modification of street requirements ................................................................................................... 50

Strategy: Ongoing regulatory review process ..................................................................................................... 52

Strategy: Surplus lands inventory ........................................................................................................................ 54

Strategy: Transportation hubs and transit‐oriented development ..................................................................... 58

IX. Distinguishing Between the AHAC Report and the LHAP ................................................................................... 61

Recommendations of the AHAC Report are incorporated into the LHAP ........................................................... 61

Compare and contrast AHAC and LHAP .............................................................................................................. 61

Overview of the 3‐year LHAP update .................................................................................................................. 61

LHAP approval process ........................................................................................................................................ 63

X. Beyond Incentive Strategies: Other Possible AHAC Responsibilities .................................................................. 64

Review or propose new strategies ...................................................................................................................... 64

Enhance existing strategies ................................................................................................................................. 64

Community outreach and feedback .................................................................................................................... 64

Monitor ongoing assistance ................................................................................................................................ 65

Provide input on SHIP procedures ....................................................................................................................... 65

XI. Appendix ............................................................................................................................................................. 66

Frequently asked questions ................................................................................................................................. 66

AHAC Report template ........................................................................................................................................ 69

Glossary ............................................................................................................................................................... 73

State Housing Initiatives Partnership .................................................................................................................. 76

The Florida Housing Coalition has produced this guidebook with funding from the Florida Housing Finance Corporation’s Catalyst Program. The views expressed in this book do not necessarily reflect the views of the Florida Housing Finance Corporation.

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I.I. I ntr o d u cti o nI ntr o d u cti o n t ot o t h et h e G ui d e b o o kG ui d e b o o k P ur p os eP ur p os e ofof t h et h e g ui d e b o o kg ui d e b o o k R e g ul at or y r ef or m a n d a pr o gr a m of i n c e nti v es ar e p o w erf ul t o ol s f or attr a cti n g pri v at e ‐s e ct or d e v el o p m e nt of aff or d a bl e h o usi n g. E v er y cit y a n d c o u nt y t h at r e c ei v e s f u n di n g fr o m t h e St at e H o u si n g I niti ati v es P art n er s hi p ( S HI P) pr o gr a m is st at ut oril y r e q uir e d t o a s s e m bl e a n Aff or d a bl e H o u si n g A d vis or y C o m mitt e e ( A H A C) f or t his p ur p os e. T h e c or e r e q uir e m e nt of t h e A H A C is t o r e c o m m e n d h o usi n g str at e gi es d e v el o p e d t o i n c e nti vi z e t h e pr o d u cti o n of aff or d a bl e h o usi n g. T h o s e r e c o m m e n d ati o ns ar e s u b mitt e d t o t h e l o c al el e ct e d b o d y f or a p pr o v al. U p o n a d o pti o n, t h e s e r e c o m m e n d ati o n s b e c o m e p art of t h e L o c al H o u si n g A s si st a n c e Pl a n ( L H A P). T his g ui d e b o o k a d dr e s s e s t h e A H A C pr o c e s s fr o m f or mi n g t h e c o m mitt e e, t hr o u g h s ub mitti n g its r e p ort, t o tri e n ni all y e v al u ati n g i m pl e m e nt ati o n. It pr o vi d es i nf or m ati o n o n t h e s p e cifi c i n c e nti v e str at e gi es t h at t h e A H A C is r e q uir e d t o c o n si d er. It al s o pr o vi d es e x a m pl es fr o m A H A C R e p orts a n d off er s b e st pr a cti c es f or e n g a gi n g i n p oli c y di s c u s si o n s a n d d e v el o pi n g i m pl e m e nt ati o n str at e gi e s. W hil e t h er e ar e m a n y S HI P w or k s h o p s, w e bi n ar s, a n d p u bli c ati o ns d e v ot e d t o s p e n di n g S HI P f u n ds, t his g ui d e b o o k f o c us es o n i n c e nti v e s t o attr a ct d e v el o p er s w h o will b uil d aff or d a bl e h o usi n g.

I nt e n d e dI nt e n d e d a u di e n c ea u di e n c e I n cl u d e d a m o n g t h o s e w h o ar e s p e cifi c all y a d dr e s s e d b y t his g ui d e b o o k ar e:

A H A C M e m b er s;

L o c al G o v er n m e nt Pl a n ni n g St aff;

S HI P A d mi ni str at or s;

L o c al G o v er n m e nt A d mi ni str at or s a n d El e ct e d Offi ci al s; a n d,

Aff or d a bl e H o usi n g St a k e h ol d ers.

T h e g ui d e b o o k off er s Aff or d a bl e H o u si n g A d vi s or y C o m mitt e e m e m b ers a n ori e nt ati o n t o t h eir st at ut or y r e s p o n si biliti es. It al s o pr o vi d es d et ail o n e a c h i n c e nti v e str at e g y t h at m ust b e c o nsi d er e d b y t h e A H A C. L o c al g o v er n m e nt Pl a n ni n g D e p art m e nts a n d Cit y a n d C o u nt y M a n a g ers a n d A d mi ni str at or s ar e k e y t o t h e i m pl e m e nt ati o n of t h e aff or d a bl e h o u si n g i n c e nti v e str at e gi e s, a n d t h er ef or e will al s o b e n efit fr o m t his g ui d e b o o k. Fi n all y, t h e g ui d e b o o k pr o vi d es S HI P st aff m e m b ers wit h t h e i nfor m ati o n t h e y n e e d t o as s e m bl e a n a d vis or y c o m mitt e e, c o n si d er a v ari et y of p o s si bl e i n c e nti v e s, dr aft t h e r e p ort, a n d s u b mit r e c o m m e n d ati o ns t o Cit y or C o u nt y C o m mi s si o n er s. T h e S HI P st at ut e r e q uir es t h at t h e A H A C r e c ei v e st aff s u p p ort fr o m l o c al g o v er n m e nt d e p art m e nts wit h a ut h orit y t o a d mi nist er l o c al pl a n ni n g a n d h o u si n g pr o gr a ms t o e ns ur e a n i nt e gr at e d a p pr o a c h t o t h e w or k of t h e a d vi s or y c o m mitt e e. T his g ui d e b o o k will h el p all t h o s e i n v ol v e d wit h t h e pr o c ess t o pr o vi d e t h e b e st p o s si bl e i n c e nti v e str at e gi es f or t h eir c o m m u nit y.

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S e cti o nS e cti o n o v er vi e wo v er vi e w T h e r e m ai ni n g s e cti o n s of t his g ui d e b o o k ar e bri efl y d e s cri b e d b el o w. II. Fl ori d a C o m pr e h e nsi v e Pl a n H o u si n g El e m e nt a n d I n c e nti v e Str at e gi es O v er vi e w: T hi s s e cti o n of t h e g ui d e b o o k e x pl ai ns t h e c o n n e cti o n b et w e e n t h e C o m pr e h e nsi v e Pl a n H o usi n g El e m e nt r e q uir e m e nts a n d t h e i n c e nti v e str at e gi es t h at e n c o ur a g e t h e d e v el o p m e nt of aff or d a bl e h o usi n g. III. Aff or d a bl e H o u si n g A d vi s or y C o m mitt e e O v er vi e w: T his s e cti o n d es cri b es t h e st at ut or y r e q uir e m e nts f or t h e A H A C, i n cl u di n g str u ct ur e, m e m b ers hi p c o m p ositi o n, a n d r e s p o n si biliti e s. I V. Pr e p ari n g t h e A H A C R e p ort: T hi s s e cti o n pr o vi d es str at e gi es a n d b est pr a cti c es f or pr e p ari n g t h e A H A C R e p ort. V. St e ps i n t h e R e vi e w Pr o c e s s: T his s e cti o n l a y s o ut t h e t as ks b y w hi c h t h e Aff or d a bl e H o u si n g A d vis or y C o m mitt e e writ es, a p pr o v e s, a n d s u b mit s t h e A H A C R e p ort. VI. T h e A H A C R e p ort Ti m eli n e: T his s e cti o n i d e ntifi es m a n d at e d d e a dli n es a n d di s c u s s e s t h e ti m eli n e f or pr o d u ci n g t h e A H A C R e p ort. VII. O v er vi e w of I n c e nti v e Str at e gi es: T his s e cti o n l a y s o ut g e n er al r e c o m m e n d ati o n s a n d r e q uir e m e nts f or i n c or p or ati o n of i n c e nti v es. VIII. I n c e nti v e Str at e gi es: D et ails a n d E x a m pl es: T his s e cti o n pr o vi d es a d et ail e d d e s cri pti o n a n d e x a m pl es of e a c h i n c e nti v e str at e g y t h at t h e A H A C m u st c o n si d er. I X. Disti n g uis hi n g b e t w e e n t h e A H A C R e p ort a n d t h e L H A P: T hi s s e cti o n e x pl ai ns t h e r el ati o ns hi p b et w e e n t h e A H A C R e p ort a n d t h e L H A P a n d a d dr ess es a m e n d m e nt of t h e L H A P t o i n cl u d e t h e a d o pt e d A H A C r e c o m m e n d ati o ns. X. B e y o n d I n c e nti v e Str at e gi es: T his s e cti o n a d dr e s s e s t h e A H A C r es p o nsi biliti es w hi c h m a y b e a s si g n e d i n a d diti o n t o c o n si d er ati o n of t he str at e gi e s r e q uir e d. F or e x a m pl e, s o m e A H A C s r es e ar c h a n d r e c o m m e n d str at e gi e s ot h er t h a n t h o s e f o u n d i n t h e S HI P St at ut e a n d pr o vi d e g ui d a n c e t o h o u si n g p art n er s, i n a d diti o n t o ot h er w or k. XI. A p p e n di x:

1. Fr e q u e ntl y a s k e d q u esti o n s; 2. A H A C R e p ort t e m pl at e; 3. Gl o s s ar y; a n d, 4. St at e H o u si n g I niti ati v es P art n ers hi p.

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II. Florida Comprehensive Plan Housing Element and Incentive Strategies Overview

Local Comprehensive Plan Housing Element Each local government’s comprehensive plan includes a housing element, which requires that it provide for housing all its current and anticipated populations, including special needs populations. Part of this mandate is having adequate sites for affordable housing, at Florida Statutes, Sec. 163.3177 (f) (1). The Housing Element requirement, originally part of the 1985 Growth Management Act, remaining in force as part of the subsequently adopted Community Planning Act of 2011, requires that every local jurisdiction provide for housing its current and anticipated populations. In 1992, in part due to the concern of local elected officials that the housing element constituted an unfunded mandate, the legislature enacted the William E. Sadowski Affordable Housing Act (Sadowski Act). The Sadowski Act created a dedicated revenue source for affordable housing that would assist local governments in meeting their housing element requirements. The dedicated revenue source was funded by an increase in the documentary stamp tax collected on deeds. The local housing trust fund portion of the Sadowski Act funds the State Housing Initiatives Partnership program, which provides money to every eligible county and entitlement city in Florida to assist in the implementation of their housing elements. The Sadowski Act was supported by a diverse combination of eleven statewide interest organizations, including industry groups such as the Florida Realtors and the Florida Home Builders Association (FHBA). The requirement for regulatory reform by an incentives program was part of the package that won the FHBA support of the Sadowski Act. The list of regulatory incentives that are statutorily required to be considered by the AHAC was the best thinking of these eleven statewide organizations and the bill sponsors. The two incentives that are required to be in place in all SHIP jurisdictions (expedited permitting and an ongoing process of review, described in detail in this guidebook) were a “must have” to ensure the FHBA support. The comprehensive plan can be modified to reflect the development trends of a community. Plans should always be changed strategically to support and improve access to affordable housing.

Florida Statutes, Sec. 163.3177 (6) (f), provides that local government comprehensive plans shall include: 1. A housing element consisting of principles, guidelines, standards, and strategies to be followed in: a. The provision of housing for all current and anticipated future residents of the jurisdiction. b. The elimination of substandard dwelling conditions. c. The structural and aesthetic improvement of existing housing. d. The provision of adequate sites for future housing, including affordable workforce housing as defined in Florida Statutes, Sec. 380.0651 (3) (h), housing for low‐income, very low‐income, and moderate‐income families, mobile homes, and group home facilities and foster care facilities, with supporting infrastructure and public facilities. The element may include provisions that specifically address affordable housing for persons 60 years of age or older. Real property that is conveyed to a local government for affordable housing under this sub‐subparagraph shall be disposed of by the local government pursuant to Florida Statutes, Sec. 125.379 or Florida Statutes, Sec. 166.0451. e. Provision for relocation housing and identification of historically significant and other housing for purposes of conservation, rehabilitation, or replacement. f. The formulation of housing implementation programs. g. The creation or preservation of affordable housing to minimize the need for additional local services and avoid the concentration of affordable housing units only in specific areas of the jurisdiction.

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Affordable housing incentive strategies Regulatory incentives are a valuable tool for facilitating private sector development of affordable housing. The local government housing element does not mean that local government is expected to build the necessary housing, but it must create an environment that is favorable to development by the private sector. Regulatory incentives are designed to increase the likelihood that developers will build affordable housing in the community. The incentives are tied to the local government’s land use authority and land development planning efforts. They are part of the government’s power to carry out laws for the health and safety of residents, and its obligation to meet fair housing and affordable housing laws.

Affordable housing incentive strategies

The first sentence of the SHIP Statute, at Florida Statutes, Sec. 420.9072, states that SHIP “is created for

the purpose of providing funds to counties and eligible municipalities as an incentive for the creation of

local housing partnerships, to expand production of and preserve affordable housing, to further the

housing element of the local government comprehensive plan specific to affordable housing, and to

increase housing‐related employment.”

The SHIP program mandates that all municipalities receiving SHIP funds establish local initiatives that foster affordable housing development. To guide advisory committees, the SHIP Statute provides eleven affordable housing incentives; each strategy must be considered by the AHAC. Florida Statutes, Sec. 420.9076 (4):

(a) Expediting processing approvals of development orders or permits for affordable housing projects over other housing projects.

(b) Modifying impact‐fee requirements, including reduction or waiver of fees and alternative methods of fee payment for affordable housing. (c) Allowing flexibility in densities for affordable housing. (d) Reserving infrastructure capacity for housing for very low‐income persons, low‐income persons, and moderate‐income persons. (e) Allowing affordable accessory residential units in residential zoning districts. (f) Reducing parking and setback requirements for affordable housing. (g) Allowing flexible lot configurations, including zero‐lot‐line configurations for affordable housing. (h) Modifying street requirements for affordable housing. (i) Establishing a process by which a local government considers, before adoption, policies, procedures, ordinances, regulations, or plan provisions that increase the cost of housing. (j) Preparing a printed inventory of locally owned public lands suitable for affordable housing. (k) Supporting development near transportation hubs and major employment centers and mixed‐use developments.

Not all these incentives are equally important or relevant to a particular SHIP jurisdiction. The guidebook emphasizes those incentives that are valuable to most jurisdictions. The two most important incentives are the required two that must be adopted as a threshold for receiving funding: (a.) expedited permitting and (i.) establishing a process by which a local government considers, before adoption, policies, procedures, ordinances, regulations, or plan provisions that increase the cost of housing.

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Strategy (e.) Is worth noting, regarding affordable accessory residential units. Although it is not required to be adopted, it is strongly encouraged by the Florida legislature. Florida Statutes, Sec.163.31771. Strategy (j.), an inventory of locally owned public lands, was codified in the Florida Statutes in 2007. Commonly referred to as the Surplus Land Law, it is outlined in Florida Statutes, Sec. 125.379 for counties and Sec. 166.0451 for municipalities.

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III. Affordable Housing Advisory Committee Overview Affordable Housing Advisory Committee (AHAC) A SHIP jurisdiction is statutorily required to assemble the initial Affordable Housing Advisory Committee when it first begins receiving SHIP funds. It is then required to convene the AHAC to review its earlier plan and complete a Housing Incentive Strategies report that recommends affordable housing regulatory incentives. Only jurisdictions receiving $350,000 or less in SHIP funding are exempt from the triennial review. The work of the AHAC is summarized in this excerpt from the Florida Statutes:

“Recommend specific actions or initiatives to encourage or facilitate affordable housing while protecting the ability of the property to appreciate in value. The recommendations may include the modification or repeal of existing policies, procedures, ordinances, regulations, or plan provisions; the creation of exceptions applicable to affordable housing; or the adoption of new policies, procedures, regulations, ordinances, or plan provisions.”

Sec. 420.9076, Florida Statutes, outlines AHAC requirements, including the deadlines for assembling a committee, considering specific incentive strategies, and submitting a report. There are other tasks that AHAC members may undertake, but the information presented in this guidebook focuses on the AHAC’s primary responsibility and only statutorily required task, completing the triennial Housing Incentive Strategies report.

Committee composition Sec. 420.9076 (2), Florida Statutes, provides details on the AHAC committee composition. The AHAC must have at least eight members representing at least six categories identified in the statute. However, local governments may elect to have up to eleven committee members. AHAC members should be appointed by the governing body of the local government, but do not have to be adopted by resolution. Representatives are to be selected from the following categories:

(a) Citizen who is actively engaged in the residential home building industry in connection with affordable housing. (b) Citizen who is actively engaged in the banking or mortgage banking industry in connection with affordable housing. (c) Citizen who is a representative of those areas of labor actively engaged in home building in connection with affordable housing. (d) Citizen who is actively engaged as an advocate for low‐income persons in connection with affordable housing. (e) Citizen who is actively engaged as a for‐profit provider of affordable housing. (f) Citizen who is actively engaged as a not‐for‐profit provider of affordable housing. (g) Citizen who is actively engaged as a real estate professional in connection with affordable housing. (h) Citizen who is actively serving on the local planning agency pursuant to Florida Statutes, Sec. 163.3174. (i) Citizen who is residing within the jurisdiction of the local governing body making the appointments. (j) Citizen who represents employers within the jurisdiction. (k) Citizen who represents essential services personnel, as defined in the local housing assistance plan.

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Some individuals might have the experience to represent more than one category, but they should only be counted in one category. For example, a committee member may have experience with both for‐profit and nonprofit housing development. However, that individual would be considered as the for‐profit or the nonprofit provider, not both. The SHIP Statute describes each category as “a citizen.” The Statute is not explicit about whether this is a resident of the United States or resident of the city or county that the AHAC serves. However, an effort should be made to recruit representatives who reside in the applicable city or county. The AHAC Report should document any representatives who work within the jurisdiction, but reside elsewhere. Builders, lenders, and realtors are often represented on the AHAC. Builders who may be interested in volunteering may be identified by contacting the local homebuilder’s association and realtors can be located by connecting with a local realtor association. There is a distinction between a representative “engaged in residential home building industry” and a “representative of those areas of labor actively engaged in home building.” The first category can be filled by a local homebuilder executive or may be a staff member of a nonprofit development agency like Habitat for Humanity. By contrast, “a representative of those areas of labor actively engaged in home building” could include a rehabilitation contractor, a subcontractor, an engineer, or an architect. An “advocate for low‐income persons” could be a staff member of a local legal services office or a leader from a faith‐based group involved with affordable housing or community service organization related to affordable housing. A “for‐profit provider of affordable housing” might be an owner or property manager for a rental property financed with housing tax credits, the State Apartment Incentive Loan program (SAIL), or other housing subsidies.

Local government program staff The local government program staff plays a support role for the AHAC. First, staff must identify and recruit committee members. The SHIP administrator must invite potential committee members, document their eligibility, and request their participation in fulfilling the duties of the advisory committee. The local government staff must also educate the advisory committee members about its responsibilities. New committee members should receive the SHIP governing document (Florida Statutes, Sec. 420.907‐9079), found in the Appendix to this guidebook, as well as local planning documents and policies. The local government staff must also provide an orientation to the current incentive strategies being implemented by the jurisdiction and an overview of the reporting requirements of the advisory committee. The local government staff should collaborate with planning staff on land use, zoning policies, and practices. The SHIP Statute states that “the advisory committee shall be cooperatively staffed by the local government department or division having authority to administer local planning or housing programs to ensure an integrated approach to the work of the advisory committee.” Generally, staff in these positions have different areas of expertise. SHIP program administrators usually hold positions in housing and community development or neighborhood departments and have regulatory or program knowledge that is unique to those positions whereas planning departments have staff that have formal education in areas like urban planning, and have extensive knowledge of land use and zoning laws. The majority of the AHAC responsibilities falls more squarely within the planning, building and growth management departments.

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T h e A H A C m ust r e vi e w t h e j uri s di cti o n’ s c o m pr e h e n si v e pl a n a n d l a n d d e v el o p m e nt r e g ul ati o ns a n d r e c o m m e n d a cti o ns t o e n c o ur a g e t h e cr e ati o n of aff or d a bl e h o u si n g u nits. T hi s r ol e r e q uir es t h at st aff h a v e k n o wl e d g e of l a n d u s e iss u es s o t h at t h e c o m mitt e e c a n c o n si d er p ot e nti al b arri er s t o t h e d e v el o p m e nt of aff or d a bl e h o usi n g, a n d r e c o m m e n d r e g ul at or y r ef or m s t o o v er c o m e t h e b arri er s. T h e A H A C pr es e nts a n o p p ort u nit y f or pl a n ni n g d e p art m e nt’s h o usi n g d e p art m e nts t o c oll a b or at e a n d m e et t h e j uris di cti o n’s r es p o nsi bilit y t o pr o vi d e h o u si n g f or all its r e si d e nt s. Pri or t o t h e r e visi o n of t h e S HI P st at ut e i n J ul y 2 0 1 6, t h e A H A C w a s r e q uir e d t o h a v e a m e m b er fr o m e a c h of t h e el e v e n c at e g ori es i d e ntifi e d a b o v e. T h er ef or e, if t h e j uri s di cti o n w a s i n c o m pli a n c e, t h er e w a s al w a y s a r e pr e s e nt ati v e k n o wl e d g e a bl e i n t h e l o c al pl a n ni n g pr o c e s s. Wit h t h e c h a n g e t o t h e st at ut e, l o c al g o v er n m e nts c a n n o w c h o o s e c o m mitt e e r e pr e s e nt ati v e s fr o m si x ot h er c at e g ori es. T his h a s t h e p ot e nti al t o dis c o ur a g e t h e p arti ci p ati o n of pl a n ni n g st aff. Alt h o u g h n o l o n g er r e q uir e d b y t h e S HI P St at u e, l o c al g o v er n m e nts s h o ul d c o nsi d er i n cl u di n g st aff fr o m t h e pl a n ni n g d e p art m e nt a s c o m mitt e e m e m b ers. T his S HI P St at ut e s u g g ests p arti ci p ati o n fr o m “ a citi z e n w h o a cti v el y s er v e s o n t h e l o c al pl a n ni n g a g e n c y ”, b ut it al s o n ot es t h at “if t h e l o c al pl a n ni n g a g e n c y is c o m pris e d of t h e g o v er ni n g b o ar d of t h e c o u nt y or m u ni ci p alit y, t h e g o v er ni n g b o ar d m a y a p p oi nt a d esi g n e e w h o is k n o wl e d g e a bl e i n t h e l o c al pl a n ni n g pr o c ess. ” T hi s is g o o d j ustifi c ati o n f or arr a n gi n g f or a pl a n n er t o a s si st t h e S HI P a d mi ni str ati v e st aff i n pr o vi di n g s u p p ort t o t h e A H A C a n d m o nit ori n g t h e a cti o n s of t h e c o m mi tt e e t o e ns ur e a d h er e n c e t o all pr o gr a m r e q uir e m e nt s

R ol esR ol es a n da n d r es p o nsi biliti esr es p o nsi biliti es ofof t h et h e A H A CA H A C

S HI PS HI P St at ut eSt at ut e o v er vi e wo v er vi e w S e c. 4 2 0. 9 0 7 6 ( 4) of t h e Fl ori d a St at ut e s d es cri b es t h e pr o c ess f or d e v el o pi n g t h e A H A C R e p ort. T h e k e y r ol e of t h e A H A C is t o pr e p ar e t h e A H A C R e p ort a n d e v al u at e its i m pl e m e nt ati o n at l e a st e v er y t hr e e y e ar s. T h e A H A C R e p ort i d e ntifi e s i n c e nti v e str at e gi es a n d r e c o m m e n d ati o ns f or a d o pti o n b y t h e l o c al g o v er n m e nt. T h e r e c o m m e n d ati o ns s h o ul d s e e k t o r e m o v e r e g ul at or y b arri er s t h at li mit t h e d e v el o p m e nt or pr e s er v ati o n of aff or d a bl e h o usi n g, or dri v e u p h o usi n g c o st s. T o f ulfill t his t as k, t h e a d vis or y c o m mitt e e m ust fir st r e vi e w t h e l o c al g o v er n m e nt’ s e xisti n g p oli ci es a n d pr o c e d ur es, or di n a n c es, l a n d d e v el o p m e nt r e g ul ati o n s, a n d t h e c o m pr e h e n si v e pl a n. T h e n t h e c o m mitt e e r e c o m m e n ds s p e cifi c a cti o n s or i niti ati v e s t o e n c o ur a g e aff or d a bl e h o usi n g w hil e pr ot e cti n g t h e a bilit y of t h e pr o p ert y t o a p pr e ci at e i n v al u e. A cti o ns t h e a d vi s or y c o m mitt e e c a n t a k e i n cl u d e:

M o dif yi n g or r e p e ali n g e xisti n g p oli ci es, pr o c e d ur es, r e g ul ati o ns;

Cr e ati n g e x c e pti o n s a p pli c a bl e t o aff or d a bl e h o usi n g; a n d,

A d o pti n g n e w p oli ci es or a m e n d m e nts t o t h e l oc al c o m pr e h e nsi v e pl a n a n d c orr e s p o n di n g r e g ul ati o ns, or di n a n c es, a n d ot h er p oli ci es.

L o c alL o c al g o v er n m e ntg o v er n m e nt i m pl e m e nt ati o ni m pl e m e nt ati o n T h e a d vi s or y c o m mitt e e m ust a p pr o v e t h e fi n al A H A C R e p ort b y m aj orit y v ot e a n d s u b mit it t o t h e Fl ori d a H o u si n g Fi n a n c e C or p or ati o n ( Fl ori d a H o u si n g) a n d t h e l o c al g o v er n m e nt. U p o n r e c ei pt of t h e A H A C R e p ort, t h e l o c al

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g o v er n m e nt h a s 9 0 d a y s t o a m e n d its l o c al h o u si n g assist a n c e pl a n t o i n c or p or at e t h e a d o pt e d i n c e nti v e str at e gi e s t h at it pl a ns t o i m pl e m e nt. O nl y t w o str at e gi e s ar e r e q uir e d i n t h e a m e n d e d L H A P:

E x p e dit e d p er mitti n g f or aff or d a bl e h o u si n g pr oj e ct s; a n d,

A n o n g oi n g pr o c e s s f or r e vi e w, pri or t o t h eir a d o pti o n, of a n y l o c al p oli ci es, or di n a n c es, r e g ul ati o n s, a n d pl a n pr o vi si o n s t h at i n cr e a s e t h e c o st of h o usi n g.

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I V.I V. Pr e p ari n gPr e p ari n g t h et h e A H A CA H A C R e p ortR e p ort

R e vi e wi n gR e vi e wi n g l o c all o c al pl a nspl a ns a n da n d c o d esc o d es L o c al pl a ns a n d c o d es r el at e d t o aff or d a bl e h o usi n g i n cl u d e, b ut ar e n ot r estri ct e d t o, t h e C o m pr e h e nsi v e Pl a n, L a n d D e v el o p m e nt C o d e s, N ei g h b or h o o d A cti o n Pl a n s, a n d O v erl a y Distri cts. C o or di n ati n g l o c al d e p art m e nts a n d c o m m u nit y pl a ns is e s s e nti al t o s u p p orti n g h o u si n g eff ort s. L o c al g o v er n m e nt pl a n ni n g a n d z o ni n g d e p art m e nt s, b uil di n g a n d p er mitti n g d e p art m e nts, l o c al r e al e st at e d e p art m e n ts, a n d l o c al g o v er n m e nt h o usi n g d e p art m e nt s ar e c o n d uits t o d e v el o pi n g aff or d a bl e h o usi n g. T h e A H A C is r e s p o n si bl e f or r e vi e wi n g l o c al est a blis h e d p oli ci e s, pr o c e d ur es, or di n a n c es, l a n d d e v el o p m e nt r e g ul ati o n s, a n d t h e l o c al g o v er n m e nt C o m pr e h e n si v e Pl a n t o i d e ntif y r e c o m m e n d ati o ns f or i niti ati v es t h at will e n c o ur a g e aff or d a bl e h o usi n g. W h e n r e vi e wi n g l o c al pl a n s a n d c o d e s, A H A C m e m b er s s h o ul d l o o k f or p oli ci e s, pr o c e d ur es, or or di n a n c es t h at i n hi bit aff or d a bl e h o usi n g. T his p ert ai n s t o p oli ci es a n d or di n a n c e s t h at m a y c urr e ntl y b e i n pl a c e, s u c h a s z o ni n g, mi ni m u m s q u ar e f o ot a g e, a n d s et b a c k r e q uir e m e nts, or p ot e nti all y h el pf ul p oli ci es a n d or di n a n c es t h at ar e n ot i n pl a c e, s u c h a s e x p e dit e d p er mitti n g, mi x e d ‐i n c o m e h o u si n g i n c e nti v e s, or a c c es s or y d w elli n g u nit p oli ci es. A H A C m e m b ers s h o ul d al s o l o o k f or c o nsist e n c y b et w e e n l a n d u s e pl a ns a n d fi n a n c e pl a ns. L o c al g o v er n m e nts t y pi c all y d e v el o p t w o t y p es of pl a n s: 1. l a n d u s e pl a ns, w hi c h i d e ntif y el e m e nts f or f ut ur e l a n d us e, tr a ns p ort ati o n, h o usi n g, e c o n o mi c d e v el o p m e nt, i nfr astr u ct ur e, a n d c a pit al i m pr o v e m e nt n e e d s, a n d 2. fi n a n c e pl a ns , w hi c h i d e ntif y s o ur c e s of f u n ds a n d h o w t h e j uris di cti o n is g oi n g t o s p e n d t h e m o n e y. It is i m p ort a nt t o e ns ur e t h at h o u si n g a n d c o m m u nit y d e v el o p m e nt pr oj e cts ar e ali g n e d wit h t h e fi s c al b u d g et a n d c o m pl y wit h r e g ul ati o ns g o v er ni n g st at e or f e d er al f u n di n g. A n e x a m pl e of a l a n d us e pl a n w o ul d b e a C o m pr e h e nsi v e Pl a n; e x a m pl es of fi n a n c e pl a ns w o ul d b e a Fi v e ‐Y e ar C o n s oli d at e d Pl a n, A n n u al A cti o n Pl a n, or t h e L o c al H o u si n g A s si st a n c e Pr o gr a m ( L H P A), w hi c h g o v er n s S HI P. A H A C a cti vit y is a n e x a m pl e of h o w t h e p u bli c is i n v ol v e d i n l o c al pl a n ni n g a n d h o u si n g i niti ati v es. T h e A H A C h el ps d e p art m e nts a d mi ni st eri n g diff er e nt pr o gr a ms t o c o or di n at e t h eir g o al s a n d o bj e cti v es f or m a xi m u m c o m m u nit y b e n efit.

E n c o ur a gi n gE n c o ur a gi n g i n p uti n p ut fr o mfr o m allall A H A CA H A C m e m b ersm e m b ers A c o m mitt e e’ s s u c c e s s is b a s e d u p o n e v er y o n e f ulfilli n g t h eir d uti e s a n d b ei n g i n v ol v e d i n t h e pr o c e s s. M e m b er s s h o ul d b e f a mili ar wit h t h e mi s si o n, v al u e s, a n d vi si o n of t h e c o m mitt e e a n d s h o ul d att e n d m e eti n gs r e g ul arl y. T h e y ar e e x p e ct e d t o h el p c arr y o ut t h e f u n cti o ns of t h e c o m mitt e e, s p e cifi c all y pr o vi di n g r e c o m m e n d ati o ns o n aff or d a bl e h o usi n g i nc e nti v e str at e gi e s. T h e A H A C s h o ul d g e n er at e a n d e n c o ur a g e i n p ut fr o m all m e m b er s. Ti ps f or e n c o ur a gi n g p arti ci p ati o n i n cl u d e:

D e v el o pi n g a g e n d as t o h el p str u ct ur e m e eti n g s;

E ns uri n g it e ms o n t h e a g e n d a ar e w ell d o c u m e nt e d;

Pr o vi di n g a g e n d a t o c o m mitt e e m e m b er s s o t h at t h e y c a n f a mili ari z e t h e ms el v es wit h di s c u s si o n t o pi cs pri or t o m e eti n g;

H ol di n g m e e ti n gs at a c o n v e ni e nt pl a c e a n d ti m e;

R et ai ni n g a n d distri b uti n g c o m mitt e e mi n ut es;

E n c o ur a gi n g c a s u al a n d r el a x e d c o n v er s ati o n a m o n g all m e m b ers;

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S e e ki n g c o ns e ns us a m o n g t h e c o m mitt e e; a n d,

E n c o ur a gi n g m e m b ers t o a ct a s r e s o ur c e s, pr o vi di n g a d diti o n al e x p ertis e a n d k n o wl e d g e i n t h eir r el at e d fi el d.

A d diti o n all y, t h e A H A C s h o ul d c o nsi d er a p p oi nti n g a C o m mitt e e C h air p er s o n t o f a cilit at e t h e p arti ci p ati o n of all m e m b ers. A c h air p er s o n:

S ets t h e t o n e f or c o m mitt e e w or k;

G ui d es t h e pr o c ess usi n g s u c c e s sf ul gr o u p di s c u s si o n m et h o ds;

E ns ur es t h at m e m b ers h a v e t h e i nf or m ati o n n e e d e d t o c o m pl et e t h eir t a s k s; a n d,

M ai nt ai ns a cti v e i nt er e st a n d m e m b er i n v ol v e m e nt.

C o ns e ns usC o ns e ns us d e cisi o nd e cisi o n ‐‐m a ki n gm a ki n g M a n y p oli c y ‐m a ki n g c o m mitt e es f or m d e cisi o ns b a s e d u p o n gr o u p d e cisi o n ‐m a ki n g or b y v oti n g ‐b a s e d m et h o ds. T h es e str at e gi e s ar e c o m m o n, b ut, m a y l e a d t o t e ns e w or ki n g e n vir o n m e nts. C o m m u ni c ati o n s kills ar e of u p m o st i m p ort a n c e d uri n g gr o u p w or k. If t h e y ar e l a c ki n g, m e m b ers m a y n ot e x pr es s t h e ms el v es cl e arl y or f e el c o mf ort a bl e e x pr essi n g t h eir o pi ni o ns a n d mi s c o m m u ni c ati o n a n d mis u n d erst a n di n g c a n b e t h e e n d r e s ult.

A s u g g est e d m et h o d f or c o m m u ni c ati n g eff e cti v el y f or all m e m b er s, a n d es p e ci all y t h o s e of diff eri n g o pi ni o n s, is t o u s e c o n s e ns u s d e ci si o n ‐m a ki n g. T his is a gr o u p d e cisi o n ‐m a ki n g pr o c ess i n w hi c h m e m b ers d e v el o p a n d a gr e e t o s u p p ort a si n gl e d e cisi o n t h at b e n efi ts t h e w h ol e gr o u p. T hi s all o w s f or m e m b ers t o r e a c h a c o ns e ns us or a n a c c e pt a bl e r e s ol uti o n t h at c a n b e s u p p ort e d e v e n if n ot t h e f a v orit e of e a c h m e m b er.

C o n s e n s u s d e cisi o n ‐m a ki n g is i nt e n d e d t o pr o m ot e a gr e e m e nt a m o n g st t h e w h ol e gr o u p a n d ai ms t o b e:

C oll a b or ati v e:C oll a b or ati v e: P arti ci p a nts c o ntri b ut e t o a s h ar e d pr o p o s al a n d s ha p e it i nt o i n c e nti v es t h at m e et t h e c o n c er ns of all gr o u p m e m b er s.

C o o p er ati v e:C o o p er ati v e: P arti ci p a nts stri v e t o r e a c h t h e b e st p o s si bl e d e cisi o n f or t h e gr o u p a n d all it s m e m b ers, r at h er t h a n c o m p eti n g f or p er s o n al pr ef er e n c es.

E g alit ari a n:E g alit ari a n: All m e m b ers ar e gi v e n e q u al o p p ort u niti es t o pr o vi d e i n p ut. All m e m b er s c a n pr es e nt a n d a m e n d pr o p o s al s.

I n cl usi v e:I n cl usi v e: All m e m b ers ar e i n v ol v e d i n t h e pr o c e s s.

C o n d u cti n gC o n d u cti n g aa S HI PS HI P s ur v e ys ur v e y a n da n d i n c or p or ati n gi n c or p or ati n g r es ultsr es ults C o n d u cti n g a s ur v e y m a y b e a h el pf ul m et h o d f or c oll e cti n g i nf or m ati o n n e e d e d b y t h e A H A C. A H A C m e m b er s mi g ht l e ar n b e st pr a cti c es f or st affi n g pr o gr a ms a n d c o m mitt e e s. C o n d u cti n g a s ur v e y of S HI P a d mi nistr at ors a n d st a k e h ol d ers m a y pr o vi d e criti c al g ui d a n c e i n cr e ati n g t h e A H A C R e p ort, a n d pr o vi d e i nsi g ht i nt o d e v el o pi n g effi c a ci o us p oli ci e s. M o st i m p ort a ntl y, a s ur v e y s e nt t o d e v e l o p er s a n d b uil d er s c a n b e a gr e at w a y t o fi n d o ut w h et h er i n c e nti v e str at e gi e s ar e w or ki n g. T h er e ar e s e v er al a p pli c ati o ns t h at a s si st i n t h e d e v el o p m e nt of a n o n ‐li n e s ur v e y, pr o vi di n g t e m pl at e s t h at si m plif y t h e pr o c e s s. T w o p o p ul ar a p pli c ati o ns ar e S ur v e y M o n k e y a n d G o o gl e S ur v e y. T h es e a p pli c ati o ns pr o vi d e q u a ntifi a bl e r e s p o n s e s f or a n al y si s.

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St e ps f or s etti n g u p a n o nli n e s ur v e y i n cl u d e:

D e ci di n g o n t h e r e s e ar c h g o al s;

Cr e ati n g a li st of q u e sti o n s a n d t y p e t h e m i nt o t h e s ur v e y pl atf or m;

I n viti n g p arti ci p a nts a n d pr o vi di n g t h e m wit h dir e cti o n s o n c o m pl eti n g a n d s u b mitti n g t h e s ur v e y;

G at h eri n g r e s p o n s e s;

A n al y zi n g r es ults (t h e s ur v e y pl atf or m c a n assist); a n d

Pr o vi di n g r es ults t o A H A C m e m b ers a n d, p o s si bl y, s ur v e y p arti ci p a nts.

T h e s ur v e y m et h o d c a n b e v er y us ef ul a n d all o w s f or m a xi m u m o utr e a c h. A n o n ‐li n e s ur v e y c a n r e a c h i n di vi d u al s t h at mi g ht n ot ot h er wi s e b e c o ns ult e d, si g nifi c a ntl y i n cr e a si n g i n p ut a n d i m pr o vi n g t h e o ut p ut of t h e A H A C’ s w or k. W e str o n gl y r e c o m m e n d i ncl u di n g t h e l o c al R e alt or a n d B uil d ers A s s o ci ati o n i n t h e s ur v e y.

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V. Steps in the Review Process Upon appointment of the AHAC members and every three years after, the AHAC is required to review existing local government plans, policies, and procedures; ordinances; regulations; statutes; and the comprehensive plan applicable to affordable housing, to evaluate their impacts on local affordable housing. Further, the AHAC is specifically directed by the SHIP Statute to consider and evaluate the implementation of the incentives set out at Florida Statues, Sec. 420.9076 (4) (a)‐(k). Based on the AHAC evaluation, it may recommend to local government that it make modifications of, exceptions to, or creation of new plans, policies, procedures, and other governing vehicles which would encourage production of affordable housing. The AHAC, from its review, evaluation, and recommendations, drafts and submits a report to local government and to Florida Housing which details the scope of its work and the resulting recommendations.

Meetings The SHIP program mandates the review of the eleven areas of possible affordable housing incentives included in the SHIP Statute, at a minimum. The AHAC members should schedule a sufficient number of meetings to allow enough time for this review. Several of these incentives might require extensive time to thoughtfully review and discuss. For topics like the modification of impact‐fee requirements, flexibility in densities, and others, the advisory members will benefit from history and information provided by staff and from their own research and experience. An entire meeting might be devoted to one of the eleven topics.

Draft the report The committee’s report should be incrementally drafted as they meet and discuss possible incentives. Staff may assist with report development, but the report’s content should come from the Committee’s discussion of incentive strategies. Use the AHAC Report template included in the Appendix to help with developing this report. The SHIP Statute does not mandate the length and the content of the report. Some committees may generate more than a dozen recommendations for new incentives strategies, others may only focus on revisions to existing incentive strategies, while other AHACs may conclude that no further recommendations are needed.

Approve recommendations at a public hearing Although all AHAC meetings are public meetings, the final approval of the AHAC Report recommendations is more formal, and must be made at a public hearing. This is required in the SHIP Statute at Florida Statutes, Sec. 420.9076 (5): “The approval by the advisory committee of its local housing incentive strategies recommendations and its review of local government implementation of previously recommended strategies must be made by affirmative vote of a majority of the membership of the advisory committee taken at a public hearing.”

Details on scheduling and organizing the public meeting can be found in Section VI. The AHAC Report Timeline, in this guidebook.

Submit report to local governing body Provide the city or county commissioners with the final AHAC Report. Typically, the AHAC Report is presented at a regularly scheduled commission meeting. The SHIP Statute does not mandate the adoption of the AHAC

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r e c o m m e n d ati o ns b y t h e g o v er ni n g b o d y of t h e l o c al g o v er n m e nt, ot h er t h a n t h e r e q uir e d i n c e nti v e s f or e x p e dit e d p er mitti n g a n d a n o n g oi n g pr o c e s s of r e vi e w. T h e el e ct e d offi ci als m a y:

Di s c u s s t h e r e p ort a n d v ot e t o a d o pt o nl y o n e of m a n y r e c o m m e n d ati o n s;

A d o pt all t h e r e c o m m e n d ati o ns;

Us e t h e r e p ort a s a s pri n g b o ar d t o g e n er at e t h eir o w n i d e as f or i n c e nti v e str at e gi e s; or

R e a d t h e r e p ort a n d t a k e n o f urt h er a cti o n.

If t h e l o c al g o v er n m e nt d o e s a d o pt r e c o m m e n d ati o ns of t h e A H A C, T h e S HI P St at ut e e st a bli s h e s t h at t h e l o c al g o v er n m e nt h a s 9 0 d a y s t o a m e n d its L H A P t o i n c or p or at e t h e r e c o m m e n d e d i n c e nti v e str at e gi e s t h at it pl a ns t o i m pl em e nt. T h e cit y or c o u nt y will pr o vi d e t h e L H A P a m e n d m e nts t o Fl ori d a H o usi n g.

S u b mitS u b mit r e p ortr e p ort t ot o t h et h e Fl ori d aFl ori d a H o usi n gH o usi n g Fi n a n c eFi n a n c e C or p or ati o nC or p or ati o n T h e S HI P St at ut e st at es t h at “t h e fi n al r e p ort, e v al u ati o n, a n d r e c o m m e n d ati o ns s h all b e s u b mitt e d t o t h e c or p or ati o n. ” T his is a c c o m plis h e d b y pr o vi di n g t h e Fl ori d a H o u si n g Fi n a n c e C or p or ati o n t h e r e p ort at t h e s a m e ti m e it is pr es e nt e d t o t h e cit y or c o u nt y offi ci al s. A n el e ctr o ni c v er si o n of t h e r e p ort is t o b e e m ail e d t o t h e Fl ori d a H o u si n g st aff wit h r es p o nsi bilit y f or S HI P.

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VI.VI. T h eT h e A H A CA H A C R e p ortR e p ort Ti m eli n eTi m eli n e

R e vi e wR e vi e w ofof d e a dli n esd e a dli n es T h e A H A C is r e q uir e d t o r e vi e w i m pl e m e nt ati o n of pr e vi o usl y a d o pt e d i n c e nti v e str at e gi es a n d s u b mit a r e p ort t o t h e l o c al g o v er n m e nt g o v er ni n g b o ar d e v er y t hr e e y e ar s (f oll o wi n g t h e i niti al r e p ort). T h e tri e n ni al r e p ort m u st b e s u b mitt e d b y D e c e m b er 3 1 st of t h e y e ar pr e c e di n g t h e L H A P d u e d at e. F or e x a m pl e, w h er e a l o c al g o v er n m e nt is r e q uir e d t o s u b mit L H A P a m e n d m e nts o n M a y 2, 2 0 1 7, t h e A H A C m u st s u b mit its r e p ort t o t h e g o v er ni n g b o ar d b y D e c e m b er 3 1, 2 0 1 6. Wit hi n 9 0 d a ys aft er r e c ei pt of t h e A H A C’ s r e p ort wit h its l o c al h o usi n g i n c enti v e r e c o m m e n d ati o ns, t h e l o c al g o v er ni n g b o d y s h all a d o pt a n a m e n d m e nt t o its L H A P t o i n c or p or at e t h e h o usi n g i n c e nti v e str at e gi es. Fi g ur e 1: A H A C R e p ort Ti m eli n e. T h e t a bl e is b a s e d o n a tri e n ni al pr o c ess l a yi n g o ut r e q uir e d a n d s u g g est e d r e p ort d e a dli n es.

P u bli cP u bli c n oti c en oti c e r e q uir e m e ntsr e q uir e m e nts Fl ori d a St at ut es r e q uir e t h at t h e A H A C a p pr o v al of r e c o m m e n d ati o n s of h o u si n g i n c e nti v e str at e gi e s a n d of e v al u ati o n of t h e i m pl e m e nt ati o n of pr e vi o u sl y a d o pt e d i n c e nti v e s s h all b e m a d e b y v ot e of a m aj orit y of m e m b er s d uri n g a pr o p erl y n oti c e d p u bli c h e ari n g. Fl ori d a St at ut es, S e c. 4 2 0. 9 0 7 6 ( 5). T h e p u bli c n oti c e s h all:

Pr o vi d e t h e ti m e, d at e, a n d pl a c e of t h e m e eti n g w h er e t h e A H A C will c o nsi d er a d o pti o n of its r e c o m m e n d ati o ns a n d e v al u ati o n i n a n e w s p a p er of g e n er al cir c ul ati o n i n t h e c o u nt y;

I n cl u d e a s h ort a n d c o n ci s e s u m m ar y of t h e r e c o m m e n d ati o ns a n d e v al u ati o n; a n d,

St at e a p u bli c pl a c e w h er e t h e pr o p o s e d r e c o m m e n d ati o ns a n d e v al u ati o n c a n b e o bt ai n e d b y t h e p u bli c.

D at e s i n bl u e a r e st at ut e d e a dli n e s. D at e s i n bl a c k a r e r e c o m m e n d e d t o m e et d e a dli n e s.

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S c h e d uli n gS c h e d uli n g a n da n d or g a ni zi n gor g a ni zi n g t h et h e p u bli cp u bli c h e ari n gh e ari n g T h e a d vi s or y c o m mitt e e is r e q uir e d b y st at ut e t o h ol d a mi ni m u m of o n e p u bli c h e ari n g, at w hi c h t h e c o m mitt e e’s h o usi n g i n c e nti v e str at e g y r e c o m m e n d ati o ns ar e v ot e d o n a n d t h e l o c al g o v er n m e nt’ s i m pl e m e nt ati o n of pr e vi o u sl y r e c o m m e n d e d str at e gi es ar e r e vi e w e d. A p u bli c h e ari n g is al s o s oli citi n g p u bli c c o m m e nt o n t h e A H A C R e p ort a s it i s b ei n g c o nsi d er e d f or a d o pti o n. “ B e st pr a cti c e ” di ct at es t h at t h e A H A C h ol d p u bli c m e eti n gs pri or t o t h e r e q uir e d p u bli c h e ari n g, t o s oli cit i n p ut a n d e n g a g e t h e p u bli c. W h e n s c h e d uli n g a n d or g a ni zi n g m e eti n gs or h e ari n g s, t h e f oll o wi n g s h o ul d b e c o nsi d er e d:

Gi v e a d e q u at e a d v a n c e n oti c e t o t h e p u bli c a n d st a k e h ol d er s;

P u blis h s uffi ci e nt i nf or m ati o n a b o ut t h e s u bj e ct of t h e m e eti n g or h e ari n g;

H ol d m e eti n g s a n d h e ari n g s at ti m es a n d l o c ati o ns c o n v e ni e nt t o t h e p u bli c a n d st a k e h ol d er s;

C h o o s e l o c ati o ns t h at c a n a c c o m m o d at e p er s o n s wit h dis a biliti es; a n d,

I m pl e m e nt a str at e g y f or h o w t h e n e e ds of n o n ‐E n glis h s p e a ki n g r e si d e nts will b e m e t.

S u g g est e dS u g g est e d m e eti n gsm e eti n gs T h e A H A C is r e q uir e d t o m e et r e g ul arl y t o f ulfill its c o m mitt e e d uti es. It is hi g hl y r e c o m m e n d e d t h at a c o m mitt e e c h air p ers o n b e a p p oi nt e d a n d t as k e d wit h d e v el o pi n g a m e eti n g s c h e d ul e t h at is c o n v e ni e nt f or all m e m b er s. M e eti n gs s h o ul d b e s c h e d ul e d oft e n e n o u g h t o e n a bl e t h or o u g h di s c u s si o n a n d t h e c o m pl eti o n of all A H A C r e s p o n si bilities. T o e ns ur e all r e q uir e d t o pi cs ar e a d dr e s s e d, t h e A H A C s h o ul d c o nsi d er h ol di n g t h e f oll o wi n g t y p e s of m e eti n gs:

St at usSt at us U p d at eU p d at e M e eti n gsM e eti n gs : St at us u p d at e m e eti n gs i n cl u d e r e g ul ar m e m b er m e eti n gs, w h er e t h e pri m ar y g o al is t o ali g n t h e c o m mitt e e vi a u p d at es o n pr o gr es s, c h all e n g es, a n d n e xt st e p s.

I nf or m ati o nI nf or m ati o n S h ari n gS h ari n g M e eti n gsM e eti n gs : T h es e m e eti n gs f e at ur e pr e s e nt ati o ns, p a n el d e b at es, k e y n ot e s, a n d l e ct ur es wit h t h e pri m ar y g o al of s h ari n g i nf or m ati o n b et w e e n m e m b ers.

D e cisi o nD e cisi o n ‐‐M a ki n gM a ki n g M e eti n gsM e eti n gs : I m p ort a nt d e cisi o ns oft e n g et t h eir o w n d e di c at e d m e eti n g s. A d e cisi o n ‐m a ki n g m e eti n g i n cl u d e s i nf or m ati o n g at h eri n g a n d s h ari n g, br ai nst or mi n g s ol uti o n s, e v al u ati n g o pti o n s, r a n ki n g pr ef er e n c e s, a n d v oti n g.

Pr o bl e mPr o bl e m ‐‐S ol vi n gS ol vi n g M e eti n gsM e eti n gs : T h es e ar e m e eti n gs w h er e pr oj e ct s c o p e a n d pri oriti e s ar e d efi n e d, o p p ort u niti es a n d t hr e ats ar e i d e ntifi e d, a n d p o s si bl e s ol uti o n s ar e br ai nst or m e d, e v al u at e d, a n d a gr e e d u p o n.

I n n o v ati o nI n n o v ati o n M e eti n gsM e eti n gs : T h es e “ br o a d s c o p e ” m e eti n gs i n cl u d e br ai nst or mi n g, n et w or ki n g, a n d s h ari n g i d e a s. M e m b ers c a n u s e v ari o u s t e c h ni q u es a n d pr o c e s s e s t o r e d u c e t h e di v er s e p o ol of i d e as t o a m or e f o c us e d list. T h e m o st s uit a bl e i d e a s ar e i d e ntifi e d, l e a di n g t o r e c o m m e n d ati o ns a n d t as ks c a n b e a s si g n e d b a s e d o n t his.

T h e p ur p o s e of r e g ul arl y s c h e d ul e d m e eti n gs a m o n g A H A C m e m b er s is t o:

E n c o ur a g e p arti ci p ati o n a n d i n p ut;

E n g a g e i n t h e pr o c e s s;

Di s c u s s str at e g y f or c o m pl eti n g t a s k s;

O p e nl y di s c u s s i n c e nti v e str at e gi es;

Pr o vi d e a d diti o n al i nf or m ati o n; a n d,

E ns ur e t h e c o m mitt e e c o m pli e s wit h ti m eli n es.

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In addition to the required meetings, the AHAC may also consider holding public meetings, which can build a feeling of community. Attendance levels may provide an indicator of a community’s level of interest on a particular issue.

Coordinating with the LHAP timeline The affordable housing strategies recommended by the AHAC Report are the basis for the LHAP. Because the two documents go hand‐in‐hand, it is important to coordinate timelines to ensure timely submittal and maintain compliance with Florida Statutes. The AHAC is required to submit a report to the local government governing board by December 31st of the year preceding the LHAP due date. It is important to identify steps to be completed to coordinate processes. Starting the process early is key in completing tasks on time. Steps to consider and timelines to follow are listed in Table 1: LHAP Timeline. Table 1: LHAP Timeline.

Recruit AHAC Members January – February

Designate Staff & Select AHAC Members February – June

Appoint Members to AHAC June 30th

Orientation for AHAC Members on Current Incentive

Strategies and Report Requirements July

Develop AHAC Report July – September

Draft Report Complete Early October

Public Hearing: AHAC Approval of Incentive Strategies November

Submit Report to Local Government Governing Board

and to Florida Housing Finance Corporation December 31st

Local Government Staff Develops LHAP January – April (following

year)

Submit LHAP to Florida Housing Finance Corporation May 2nd (following year)

As a reminder, experienced SHIP administrators and planners can provide AHAC staff with their expertise in coordinating timelines early in the process. This increases the likelihood of a streamlined process. Cooperatively staffed support from local government department or division with the authority to administer planning or housing programs helps create an integrated approach to the work of the advisory committee.

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VII.VII. G e n er alG e n er al R e c o m m e n d ati o nsR e c o m m e n d ati o ns a n da n d R e q uir e m e ntsR e q uir e m e nts f orf or I n c e nti v eI n c e nti v e Str at e gi esStr at e gi es T his s e cti o n of t h e g ui d e b o o k l a y s o ut g e n er al r e c o m m e n d ati o ns a n d st at ut or y r e q uir e m e nts f or j uris di cti o ns d e v el o pi n g i n c e nti v e pr o gr a m s. T h e r e c o m m e n d ati o ns a n d r e q uir e m e nts l ai d o ut h er e ar e f or all i n c e nti v es. S p e cifi c i n c e nti v e str at e gi e s ar e di s c u s s e d i n d et ail i n S e cti o n VIII.

G e n er alG e n er al r e c o m m e n d ati o nsr e c o m m e n d ati o ns f orf or i n c e nti v ei n c e nti v e str at e gi esstr at e gi es 1. Eli gi bilit y D et er mi n ati o n: Eli gi bilit y d et er mi n ati o n c ertifi es t h at a pr oj e ct m e et s aff or d a bl e h o usi n g crit eri a.

T h e pr o vi si o n of i n c e nti v e s t o a s si st aff or d a bl e h o usi n g pr oj e ct s r e q uir es s o m e b a si c str u ct ur al el e m e nt s. P er h a p s t h e m o st criti c al el e m e nt is “ eli gi bilit y crit eri a. ”

A s p art of its I n c e nti v e Pl a n, t h e j uri s di cti o n s h o ul d i n cl u d e a s et of crit eri a t h at d et er mi n e if a gi v e n pr oj e ct is eli gi bl e f or o n e or m or e of t h e pr off er e d i n c e nti v e s. T h e crit eri a m a y b e str atifi e d f or h o usi n g pr oj e cts t h at ar e o nl y p arti all y d e di c at e d t o s er vi n g l o w‐i n c o m e h o us e h ol ds, or f or pr oj e cts i n w hi c h 1 0 0 % of t h e u nits ar e c o nsi d er e d aff or d a bl e t o a d efi n e d i n c o m e l e v el. T h e I n c e nti v e Pl a n s h o ul d i ncl u d e a n a p pli c ati o n pr o c ess f or t h e j uris di cti o n t o d et er mi n e if a d e v el o p m e nt is q u alifi e d, a n d f or w hi c h i n c e nti v e s.

T h e a p pli c ati o n s h o ul d i n cl u d e:

Pr o p orti o n of u nits d esi g n at e d aff or d a bl e;

I n c o m e l e v els s er v e d; a n d,

S p e cifi c i n c e nti v e eli gi bilit y.

2. I n c e nti v e A gr e e m e nt: F or pr oj e cts t h at h a v e b e e n a p pr o v e d f or c ert ai n in c e nti v es, t h e j uri s di cti o n s h o ul d pr e p ar e a n a gr e e m e nt t h at w o ul d d es cri b e t h e i n c e nti v e s a n d s et t h e t er m s f or d ur ati o n a n d a n y ot h er c o n diti o ns. T h e a gr e e m e nt s h o ul d d es cri b e p a y b a c k f or pr oj e cts t h at f ail t o m e et t h e aff or d a bilit y c o n diti o ns. T h e i n c e nti v e a gr e e m e nt s h o ul d d e s cri b e:

M o n et ar y v al u e of i n c e nti v es‐ i n cl u di n g f e e w ai v er s, l a nd v al u e of d o n at e d or di s c o u nt e d l a n d;

Esti m at e d ti m e s a v e d wit h e x p e dit e d r e vi e w s;

T er m of aff or d a bilit y;

M et h o d of tr a c ki n g, r e p orti n g or m o nit ori n g; a n d,

R e v er si o n i n c a s e of d ef a ult.

3. A p pli c ati o n pr o c e s s: I n s o m e c a s e s, t h e r e vi e w a n d a p pr o v al of d e v el o p m e nt i n c e nti v es w o ul d b e r e q uir e d pri or t o a n y re q u est f or f u n di n g fr o m t h e j uri s di cti o n or ot h er fi n a n ci n g e ntit y. T h e j uris di cti o n s h o ul d pr e p ar e a n a p pli c ati o n a n d pr o c e d ur es f or r e vi e w a n d a p pr o v al. T h e a p pli c ati o n s h o ul d i n cl u d e t h e f oll o wi n g:

Pr oj e ct l o c ati o n;

Pr oj e ct d es cri pti o n ‐ n u m b er of u nits, n u m b er of b e dr o o m s, b at h s;

Pr oj e ct e d i n c o m e r e stri cti o n s;

Ot h er f u n di n g s o ur c es u n d er c o n si d er ati o n or c o m mitt e d; a n d,

T y p e of r eli ef r e q u est e d.

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4. C a s e b y C a s e R e vi e w: T h e r e vi e w of i n c e nti v e pl a ns is u n d ert a k e n o n a c a s e b y c a s e b a si s. E a c h pr oj e ct is diff er e nt a n d m a y h a v e a v ari et y of n e e d s, s o t h at a “ o n e si z e fits all ” r e vi e w pr o c ess is i n a p pr o pri at e.

5. I n c e nti v es B a s e d o n D e m o nstr at e d N e e d: I n c e nti v es s h o ul d b e b a s e d u p o n r el e v a nt c o m m u nit y n e e ds a n d s u p p orti n g d at a. T h e j uri s di cti o n s h o ul d c ar ef ull y c o nsi d er t h e h o u si n g n e e ds t h at str at e gi e s i nt e n d t o a d dr e s s. I n c e nti v es s h o ul d eff e cti v el y m e et t h o s e n e e ds. F or e x a m pl e, if a criti c al p art of y o ur str at e gi c pl a n is t o e n d h o m el e s s n e s s, t h e n it is i m p ort a nt t o c o n d u ct a c ar ef ul r e vi e w of z o ni n g a n d l a n d d e v el o p m e nt c o d e s. T h er e ar e oft e n o b s ol et e t er ms or pr o hi biti o ns t h at c o ul d i n hi bit s u p p ort of a s m all c o n gr e g at e li vi n g c e nt er or s h ar e d li vi n g.

6. D e v el o p er Ri g hts t o I n c e nti v e s: H o u si n g assist a n c e i n c e nti v es s h o ul d b e pr o vi d e d t o t h e d e v el o p er b y ri g ht‐ t h at is t h e as sist a n c e s h o ul d b e pr o vi d e d a d mi ni str ati v el y a n d n ot r e q uir e a p u bli c h e ari n g.

7. Sit e Pl a n D e si g n I n c e nti v es: T h e pl a n s h o ul d gr o u p sit e pl a n a n d sit e d esi g n i n c e nti v es s o t h at t h es e ar e vi e w e d si m ult a n e o usl y, t o all o w f or t h e m o st fl e xi bl e a n d i n n o v ati v e s ol uti o n s p o s si bl e. T h es e s h o ul d b e i n cl u d e d a s a p oli c y i n t h e h o usi n g el e m e nt a n d s h o ul d b e a v ail a bl e b y a d mi ni str ati v e r e vi e w, r at h er t h an t hr o u g h a p u bli c h e ari n g.

8. S ust ai n a bl e H o usi n g F e at ur e s: Pri orit y m a y b e pr o vi d e d t o pr oj e cts t h at m e et or e x c e e d e n er g y a n d gr e e n or s u st ai n a bl e f e at ur es.

9. S ur pl us L a n ds: T h e a v ail a bilit y of p u bli cl y o w n e d l a n d d esi g n at e d a s s uit a bl e f or aff or d a bl e h o usi n g s h o ul d b e a c c o m p a ni e d b y a c o m pl et e p oli c y a n d pr o c e d ur es m a n u al t h at i s s e p ar at e fr o m t h e i n c e nti v e pl a n. A l a n d b a n k pr o gr a m r e q uir e s s u c h p oli c y a n d o p er ati n g g ui d eli n e s t h at w o ul d e x c e e d t h e c o nt e nt of t h e i n c e nti v e pl a n. T h e l a n d b a n k pr o gr a m c a n b e r ef er e n c e d i n t h e i n c e nti v e pl a n.

1 0. C o m m u nit y L a n d Tr usts: T h e j uri s di cti o n c a n a v oi d m u c h of t h e tr a c ki n g n e e d e d t o e ns ur e l o n g t er m aff or d a bilit y c o m pli a n c e b y utili zi n g t h e c o m m u nit y l a n d tr ust m o d el. Pr oj e ct s t h at w or k vi a c o m m u nit y l a n d tr usts ar e g u ar a nt e e d t o b e l o n g‐t er m a n d t o h a v e t h e pr o p er st e w ar d s hi p r e q uir e d t o m ai nt ai n t h e ori gi n al aff or d a bilit y r e q uir e m e nts. If t hi s is n ot t h e c as e, r e q uir e m e nts f or l o n g t er m aff or d a bilit y s h o ul d b e e x e c ut e d t hr o u g h a m ort g a g e, n ot e, r estri cti v e c o v e n a nt or l a n d u s e r estri cti o n a gr e e m e nt.

1 1. C o nsist e n c y: H o u si n g as sist a n c e i n c e nti v e s, w hil e off eri n g alt er n ati v e c o m pli a n c e wit h t h e r e g ul at or y fr a m e w or k, m u st b e c o nsist e nt wit h ot h er st at ut or y r e q uir e m e nts a n d pl a n s, i n cl u di n g t h e h o u si n g el e m e nt, L o c al H o u si n g A s si st a n c e Pl a n, C o n s oli d at e d Pl a n a n d A cti o n Pl a n s, a n d F air H o u si n g l a w s.

1 2. F or pl a n ni n g p ur p os e d, cr oss ‐r ef er e n c e all t y p es of a s si st a n c e pr o vi d e d b y h o u si n g str at e gi e s a n d i n c e nti v e s. S e e T a bl e 2. I n c e nti v es a n d Str at e gi es M atri x, l o c at e d o n t h e f oll o wi n g p a g e.

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Table 2. Incentives and Strategy Matrix

Incentive type Purchase

Assistance

Homeowner

Rehabilitation

Single Family

Development

Rental

Construction

Rental

Rehabilitation

Special

Needs

Expedited

permitting X X X X X

Fee Waiver or

Modification X X X X X

Insert fee

waiver types

Density X X X X

Infrastructure X X X X

Accessory DU X X X

Site Design X X X X

Parking X X X X X

Setbacks X X X

Lot Size and

shape X X X X

Street

requirements X X X

Review

Process

Surplus Land X X X X X

TOD X X

Mentoring X X X X X X

Education X X X X X X

Technical

Assistance X X X X X X

Green and

Energy X X X X X X

Inclusionary X X

Community

Land Trust X X X X X X

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St at ut or ySt at ut or y r e q uir e m e ntsr e q uir e m e nts f orf or i n c e nti v ei n c e nti v e pl a nspl a ns Fl ori d aFl ori d a St at ut eSt at ut e S e cti o nS e cti o n 4 2 0. 9 0 7 64 2 0. 9 0 7 6 ( 4)( 4) At a mi ni m u m, e a c h a d vi s or y c o m mitt e e s h all s u b mit a r e p ort t o t h e l o c al g o v er ni n g b o d y t h at i n cl u d es r e c o m m e n d ati o ns o n, a n d tri e n ni all y t h er e aft er e v al u at es t h e i m pl e m e nt ati o n of, aff or d a bl e h o u si n g i n c e nti v e s i n t h e f oll o wi n g ar e a s:

( a) T h e pr o c e s si n g of a p pr o v al s of d e v el o p m e nt or d er s or p er mits, a s d efi n e d i n Fl ori d a St at u t ex x 1 6 3. 3 1 7 7 ( 6) (f) ( 3), f or aff or d a bl e h o u si n g pr oj e cts is e x p e dit e d t o a gr e at er d e gr e e t h a n ot h er pr oj e cts. ( b) T h e m o difi c ati o n of i m p a ct‐f e e r e q uir e m e nt s, i n cl u di n g r e d u cti o n or w ai v er of f e es a n d alt er n ati v e m et h o ds of f e e p a y m e nt f or aff or d a bl e h o usi n g. ( c) T h e all o w a n c e of fl e xi bilit y i n d e nsiti es f or aff or d a bl e h o usi n g. ( d) T h e r e s er v ati o n of i nfr astr u ct ur e c a p a cit y f or h o usi n g f or v er y l o w‐i n c o m e p er s o ns, l o w‐i n c o m e p er s o n s, a n d m o d er at e ‐i n c o m e p er s o n s. ( e) T h e all o w a n c e of aff or d a bl e a c c e s s or y r esi d e nti al u nits i n r esi d e nti al z o ni n g di stri ct s. (f) T h e r e d u cti o n of p ar ki n g a n d s et b a c k r e q uir e m e nt s f or aff or d a bl e h o usi n g. ( g) T h e all o w a n c e of fl e xi bl e l ot c o n fi g ur ati o ns, i n cl u di n g z er o ‐l ot‐li n e c o nfi g ur ati o ns f or aff or d a bl e h o usi n g. ( h) T h e m o difi c ati o n of str e et r e q uir e m e nts f or aff or d a bl e h o usi n g. (i) T h e est a blis h m e nt of a pr o c ess b y w hi c h a l o c al g o v er n m e nt c o n si d er s, b ef or e a d o pti o n, p oli ci es, pr o c e d ur es, or di n a n c es, r e g ul ati o ns, or pl a n pr o vi si o n s t h at i n cr e a s e t h e c o st of h o usi n g. (j) T h e pr e p ar ati o n of a pri nt e d i n v e nt or y of l o c all y o w n e d p u bli c l a n ds s uit a bl e f or aff or d a bl e h o usi n g. ( k) T h e s u p p ort of d e v el o p m e nt n e ar tr a n s p ort ati o n h u bs a n d m aj or e m pl o y m e nt c e nt ers a n d mi x e d ‐u s e d e v el o p m e nt s

S e cti o n 4 2 0. 9 0 7 6 ( 8) a ut h ori z e s t h e a d vi s or y c o m mitt e e t o p erf or m ot h er d uti es at t h e r e q u est of t h e l o c al g o v er n m e nt, i n cl u di n g:

T h e pr o vi si o n of m e nt ori n g s er vi c es t o aff or d a bl e h o usi n g p art n er s i n clu di n g d e v el o p er s, b a n ki n g i nstit uti o ns, e m pl o y er s, a n d ot h er s t o i d e ntif y a v ail a bl e i n c e nti v es, a s si st wit h a p pli c ati o n s f or f u n di n g r e q u ests, a n d d e v el o p p art n ers hi ps b et w e e n v ari o u s p arti e s.

T h e cr e ati o n of b e st pr a cti c es f or t h e d e v el o p m e nt of aff or d a bl e h o u si n g i n t h e c o m m u nit y.

M e nt ori n g as sist a n c e c a n b e pr o vi d e d b y c o n n e cti n g h o usi n g d e v el o p ers wit h s u bj e ct ‐m att er e x p erts, o n ‐sit e t e c h ni c al a s si st a n c e, w or k s h o p s a n d cli ni cs. S u p p ort c a n al s o b e pr o vi d e d r e m ot el y b y e m ail, t el e p h o n e assist a n c e a n d/ or w e bi n ars. T h es e s er vi c es ar e pr o vi d e d b y t h e Fl ori d a H o u si n g C o aliti o n a n d ar e a v ail a bl e t o e v er y S HI P j uri s di cti o n.

W h atW h at q u alifi esq u alifi es asas a na n “ aff or d a bl e“ aff or d a bl e h o usi n gh o usi n g pr oj e ct ” ?pr oj e ct ” ? It is b e st t o h a v e a f or m al a p pli c ati o n pr o c e s s i n pl a c e t o d et er mi n e w h et h er a h o usi n g pr oj e ct c a n b e c ertifi e d a s

“ aff or d a bl e. ” S u c h a pr o c e s s will pr e v e nt ti m e a n d r e s o ur c e s b ei n g s p e nt o n pr oj e cts t h at, ulti m at el y, c a n n ot b e

c ertifi e d a s aff or d a bl e.

T h e mi ni m u m r e q uir e m e nt f or c ertifi c ati o n is w h et h er t h e pr oj e ct will r es ult i n o w n er or r ent al u nit s t h at ar e

aff or d a bl e t o e xtr e m el y l o w i n c o m e, v er y l o w i n c o m e, or l o w‐i n c o m e h o u s e h ol d s. T his mi g ht i n cl u d e h o u si n g t h at

2 5

is aff or d a bl e t o m o d er at e ‐i n c o m e or h o usi n g t h at is s o m eti m es r ef err e d t o a s “ w or kf or c e ” s er vi n g h o u s e h ol d s u p

t o 1 4 0 % ( a n d s o m eti m e s 1 5 0 %) of ar e a m e di a n i n c o m e.

W h e n a pr oj e ct is c ertifi e d a s a n aff or d a bl e h o usi n g pr oj e ct, it m a y q u alif y f or a n u m b er of i n c e nti v e s. T h er ef or e,

t h e c ertifi c ati o n fi n di n gs s h o ul d b e s p e cifi c, s o t h at t h e fi n di n g c a n b e us e d t o d et er mi n e w h et h er t h e pr oj e ct

q u alifi es f or a d diti o n al a s si st a n c e, s u c h a s f e e w ai v er s or d e nsit y b o n us u nits.

Pr oj e cts t h at ar e c ertifi e d a s aff or d a bl e c a n i n cl u d e pr oj e cts t h at ar e p u bli cl y s u p p ort e d, wit h, f or e x a m pl e, S HI P, H O M E, E m er g e n c y S ol uti o ns Gr a nts pr o gr a ms ( E S Gs), or H o u si n g O p p ort u niti es f or P er s o n s wit h AI D S ( H O P W A). Pr oj e cts c ertifi e d a s aff or d a bl e c a n al s o r e c ei v e fi n a n ci n g t hr o u g h l o c al h o usi n g fi n a n c e a g e n ci e s, p u bli c h o u si n g a ut h oriti es, S m all Citi e s C o m m u nit y D e v el o p m e nt Bl o c k Gr a nts ( C D B Gs), or t h e Fl ori d a H o u si n g Fi n a n c e C or p or ati o n. Pr oj e cts t h at ar e p art of a n i n cl u si o n ar y z o ni n g or di n a n c e or t h at ar e i n cl u d e d i n a c o m m u nit y l a n d tr ust c a n al s o c ertifi e d a s aff or d a bl e.

E x a m pl esE x a m pl es ofof h o wh o w s o m es o m e l o c all o c al j uris di cti o nsj uris di cti o ns c ertif yc ertif y

Cit yCit y ofof S ar as ot aS ar as ot a T h e pr o c essi n g of a p pr o v al s of d e v el o p m e nt or d er s or p er mits f or aff or d a bl e h o usi n g pr oj e cts is e x p e dit e d t o a gr e at er d e gr e e t h a n ot h er pr oj e cts. T h e c o m mitt e e r e c o m m e n ds t h at a n y a p pli c a nt wit h a pr oj e ct m e eti n g a n y o n e of t h e f oll o wi n g c o n diti o n s b e gi v e n e x p e dit e d r e vi e w a n d a p pr o v al:

I n di vi d u als or or g a ni z ati o ns t h at ar e r e c ei vi n g a s si st a n c e t hr o u g h t h e Offi c e of H o usi n g a n d C o m m u nit y D e v el o p m e nt;

B uil d ers a n d d e v el o p ers w h o ar e a p pl yi n g f or F e d er al a n d/ or St at e Aff or d a bl e H o usi n g Pr o gr a m s;

N o n pr ofit or g a ni z ati o ns t h at ar e b uil di n g aff or d a bl e h o usi n g wit h a s al e s pri c e t h at d o es n ot e x c e e d t h e m a xi m u m s al e s pri c e f or t h e H o u si n g P art n er s hi p Pr o gr a m;

A n y or g a ni z ati o n b uil di n g aff or d a bl e h o u si n g i n t h e C o m m u nit y R ei n v est m e nt Ar e a ( C R A) wit h a s al e s pri c e t h at d o es n ot e x c e e d t h e m a xi m u m s al e s pri c e f or t h e H o u si n g P art n ers hi p Pr o gr a m;

N o n pr ofit or g a ni z ati o ns t h at ar e b uil di n g r e nt al h o u si n g a n d a gr e e t o l e a s e t h e pr o p ert y f or n o m or e t h a n t h e f air m ar k et r e nt f or a p eri o d of 1 0 y e ar s;

A n y or g a ni z ati o n t h at is b uil di n g r e nt al h o usi n g i n t h e C R A t h at c o m mits t o l e a s e t h e pr o p ert y f or n o m or e t h a n t h e f air m ar k et r e nt f or a p eri o d of 1 0 y e ar s;

A p pli c a nts a p pl yi n g f or a r e z o n e or s p e ci al e x c e pti o n f or a pr oj e ct w h er e a mi ni m u m of 1 5 % of t h e t ot al u nits wit hi n t h e d e v el o p m e nt ar e aff or d a bl e t o h o u s e h ol d s e ar ni n g l es s t h a n 1 0 0 % of ar e a m e di a n i n c o m e; a n d

A p pli c a nts a p pl yi n g f or sit e a n d d e v el o p m e nt a p pr o v al, pl ats a n d b uil di n g p er mit s f or a n y pr oj e ct w h er e a mi ni m u m of 1 5 % of t h e t ot al u nits wit hi n t h e d e v el o p m e nt ar e aff or d a bl e t o h o u s e h ol ds e ar ni n g l es s t h a n 1 0 0 % of ar e a m e di a n i n c o m e.

Cit yCit y ofof Orl a n d oOrl a n d o

Aff or d a bl eAff or d a bl e H o usi n gH o usi n g C ertifi c ati o nC ertifi c ati o n Pr o c essPr o c ess T h e i nt e nt of t h e Aff or d a bl e H o u si n g C ertifi c ati o n Pr o c e s s is t o i d e ntif y t h o s e pr oj e cts t h at m e et t h e d efi niti o n of aff or d a bl e h o usi n g. T o p arti ci p at e i n t h e Aff or d a bl e H o usi n g C ertifi c ati o n Pr o c e s s, a mi ni m u m of 2 0 % of t h e u nits i n t h e pr oj e ct m u st m e et t h e d efi niti o n of v er y ‐l o w, l o w‐, a n d/ or m o d er at e ‐i n c o m e h o usi n g. T h es e d e v el o p m e nt s ar e eli gi bl e t o r e c ei v e s p e cifi c r e g ul at or y a n d fi n a n ci al i n c e nti v e s. T h e c ertifi c ati o n pr o c ess all o w s t h e Cit y t o m or e

26

effectively direct its incentives to those projects that will result in the provision of decent, safe and affordable housing. Further, the certification process provides the developer with early on information regarding available incentives. Another benefit of the Affordable Housing Certification Process is that certified projects receive expedited services from City departments at all steps in the development review and permitting process. Projects seeking affordable housing incentives must be certified before receiving incentives such as the following: SHIP/HOME funds, capacity reservation set‐asides, reduced reservation fees, impact fee grants, discounts, or exemptions, reduced Land Development or Growth Management application fees, or developing a residential project utilizing the Alternative Housing Development standards The Affordable Housing Certification Process has been amended to include certain incentives for attainable housing developments.

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VIII. Incentive Strategies: Details and Examples There are eleven incentive strategies that the AHAC must consider:

(a) Expediting processing approvals of development orders or permits for affordable housing projects over other housing projects.

(b) Modifying impact‐fee requirements, including reduction or waiver of fees and alternative methods of fee payment for affordable housing. (c) Allowing flexibility in densities for affordable housing. (d) Reserving infrastructure capacity for housing for very low‐income persons, low‐income persons, and moderate‐income persons. (e) Allowing affordable accessory residential units in residential zoning districts. (f) Reducing parking and setback requirements for affordable housing. (g) Allowing flexible lot configurations, including zero‐lot‐line configurations for affordable housing. (h) Modifying street requirements for affordable housing. (i) Establishing a process by which a local government considers, before adoption, policies, procedures, ordinances, regulations, or plan provisions that increase the cost of housing. (j) Preparing a printed inventory of locally owned public lands suitable for affordable housing. (k) Supporting development near transportation hubs and major employment centers and mixed‐use developments.

Each of these strategies is discussed below. Two incentives are required to be adopted: item (a) for expedited permitting and item (i) for a process of ongoing review.

2 8

Str at e g y:Str at e g y: E x p e dit e dE x p e dit e d pr o c esspr o c ess ofof d e v el o p m e ntd e v el o p m e nt a p pr o v alsa p pr o v als Fl ori d a St at ut es, S e c. 4 2 0. 9 0 7 6 ( 4) ( a) pr o vi d es t h at: “ T h e pr o c e s si n g of a p pr o v al s of d e v el o p m e nt or d er s or p er mits f or aff or d a bl e h o u si n g pr oj e cts i s e x p e dit e d t o a gr e at er d e gr e e t h a n ot h er pr oj e ct s, a s pr o vi d e d i n Fl ori d a St at ut es, S e c. 1 6 3. 3 1 7 7 ( 6) (f) 3. ” T h e r e q uir e m e nt t o e x p e dit e p er mits f or aff or d a bl e h o u si n g pr oj e cts is o n e of t w o r e q uir e d i nc e nti v es a c c or di n g t o Fl ori d a St at ut es, 4 2 0. 9 0 7 1 ( 1 6), w hi c h is a p art of t h e S HI P d efi niti o n of “l o c al h o usi n g i n c e nti v e str at e gi es. ”

P ur p os eP ur p os e “ Ti m e is m o n e y. ” T h e ti mi n g f or t h e r e vi e w f or d e v el o p m e nt a p pr o v al s c a n b e a f a ct or i n t h e o v er all c o st of t h e pr oj e ct. E x p e diti n g aff or d a bl e h o u si n g pr oj e cts n o t o nl y r e d u c e s ti m e b ut c a n a v oi d s et b a c ks b y h a vi n g a st aff m e m b er s h e p h er d a pr oj e ct t h o u g h t h e pr o c e s s. T h e r e q uir e m e nt e xt e n d s t o ot h er r e vi e w s a n d a p pr o v al s, i n cl u di n g sit e pl a n r e vi e w, z o ni n g h e ari n g s, a n d s p e ci al a p pr o v al s. A b uil d er c a n s c h e d ul e c o nstr u cti o n s o o n er a n d b e gi n w or k s o o n er w h e n t h er e is a cl e ar i nt e nti o n b y t h e l o c al g o v er n m e nt t o e x p e dit e t h e p er mit r e vi e w a n d iss u a n c e pr o c e s s. E x p e dit e d p er mitti n g gi v e s t h e h o usi n g st aff t h e o p p ort u nit y t o w or k cl os el y wit h t h e d e v el o p er t o off er a d diti o n al s u p p ort or t o h el p t h e m o v er c o m e ot h er o bst a cl es t h at m a y b e d el a yi n g a pr oj e ct fr o m g etti n g u n d er w a y.

C o nsi d er ati o nsC o nsi d er ati o ns

E x p e diti n g p er mits r e q uir e s aff or d a bl e h o usi n g pr oj e cts t o b e pl a c e d a h e a d of ot h er pr oj e cts. T hi s m a y r es ult i n t e n si o n wit h ot h er d e v el o p ers w h o s e pr oj e cts ar e t h er ef or e p ut b e hi n d.

It w o ul d b e b e n efi ci al t o e ns ur e t h at l o c al g o v er n m e nt st aff u n d erst a n d t h e i m p ort a n c e of r e d u ci n g p er mitti n g ti m e a n d e x p e ns e t o p u bli cl y ‐s u p p ort e d pr oj e cts.

M et h o d ol o g yM et h o d ol o g y A c c or di n g t o Fl ori d a St at ut es, 1 6 3. 3 1 6 4 ( 7) ‐ ( 8), a p er mit is a d e v el o p m e nt or d er, w hi c h m e a ns “ a n y or d er gr a nti n g, d e n yi n g, or gr a nti n g wit h c o n diti o ns a n a p pli c ati o n f or a d e v el o p m e nt p er mit. A d e v el o p m e nt p er mit i n cl u d es a n y b uil di n g p er mit, z o ni n g p er mit, s u b di vi si o n a p pr o v al, r e z o ni n g, c ertifi c ati o n, s p e ci al e x c e pti o n, v ari a n c e, or a n y ot h er offi ci al a cti o n of l o c al g o v er n m e nt h a vi n g t h e eff e ct of p er mitti n g t h e d e v el o p m e nt of l a n d. ”

L o c al g o v er n m e nt st aff s h o ul d e m br a c e t h e br e a dt h of t his r e q uir e m e nt f or e x p e diti o n, a n d p o s s e s s si g nifi c a nt k n o wl e d g e a n d r es o ur c es t o s u p p ort aff or d a bl e h o u si n g. T h e y s h o ul d e x p e dit e a n d pri oriti z e all ar e a s r e q uiri n g l a n d u s e p er mitti n g or a p pr o v al s. T his a cti o n is o n e of o nl y t w o s t at ut oril y r e q uir e d r e g ul at or y i n c e nti v e s a n d is c o nsi d er e d t o b e of hi g h v al u e f or pr o m oti n g aff or d a bl e h o usi n g. A n y st e p t h at is i n v ol v e d i n t h e b uil d er’ s att e m pts t o d e v el o p a p ar c el of l a n d s h o ul d b e e x p e dit e d. St aff w h o w or k i n t h e e n gi n e eri n g a n d z o ni n g d e p art m e nts m u st b e i n v ol v e d a n d f ull y i nf or m e d of w h at is e x p e ct e d of t h e m r e g ar di n g e x p e dit e d p er mitti n g f or aff or d a bl e h o u si n g pr oj e ct s. H o w p er mits ar e e x p e dit e d is b a s e d o n t h e si z e a n d c o m pl e xit y of t h e e xisti n g p er mit r e vi e w pr o c e s s. A p pli c ati o ns m u st b e fl a g g e d i n s o m e m a n n er, s u c h a s wit h a bri g htl y c ol or e d c o v er s h e et, wit h t he c ertifi c ati o n i nf or m ati o n e nt er e d a n d si g n e d b y t h e h o usi n g d e p art m e nt. S u c h a f or m mi g ht h a v e “ c all wit h q u esti o ns ” c o nt a ct i nf or m ati o n

2 9

a n d f urt h er i nstr u cti o ns o n t h e m a n d at e t o pri oriti z e t his a p pli c ati o n. El e ctr o ni c s yst e ms mi g ht h a v e a r e q uir e d fi el d i n di c ati n g t h at t his is a n aff or d a bl e h o usi n g pr oj e ct. T a s k c o m pl eti o n e ntiti es s h o ul d b e a bl e t o v erif y t h at t h e pr oj e ct w a s r e vi e w e d e x p e diti o usl y a n d i m m e di at el y f or w ar d e d t o t h e n e xt t as k f or fi n al a p pr o v al a n d n otifi c ati o n of t h e a p pr o v al t o t h e b uil d er. Alt er n ati v el y, t h e l o c al j uri s di cti o n c o ul d pr o vi d e a c o n c urr e nt pr e a p pli c ati o n/ pr e d e v el o p m e nt r e vi e w pr o c e s s t o bri n g all t h e d e p art m e nts t h at will b e r e q uir e d t o si g n off o n t h e d e v el o p m e nt i nt o a pr e a p pli c ati o n/ pr e d e v el o p m e nt r e vi e w m e eti n g.

E x a m pl esE x a m pl es

P as c oP as c o C o u nt yC o u nt y D e v el o p m e nt s t h at h a v e r e c ei v e d a c ertifi c ati o n a s aff or d a bl e will re c ei v e e x p e dit e d r e vi e w – i n cl u di n g si n gl e a n d m ulti ‐f a mil y, att a c h e d or d et a c h e d, r esi d e nti al a n d pl a n n e d, or mi x e d d e v el o p m e nts. St aff will a s si st a p pli c a nts t o s u b mit o nl y a f ull y c o m pl et e d a p pli c ati o n b ef or e t h e e x p e dit e d r e vi e w b e gi ns. O n c e t h e c o m pl et e d a p pli c ati o n is a c c e pt e d, t h e Dir e ct or of Gr o wt h M a n a g e m e nt or a n a s si g n e e will s h e p h er d t h e a p pli c ati o n t hr o u g h e a c h l e v el of r e vi e w. I n n o c a s e will a n a p pli c ati o n b e s et a si d e w hil e a w aiti n g a d e cisi o n. T h e a p pli c ati o n is r et ur n e d t o t h e Dir e ct or i m m e di at el y aft er t h e r e vi e w is c o m pl et e d. T h e Gr o wt h M a n a g e m e nt Dir e ct or h a s t h e a ut h orit y t o a p pr o v e d e v el o p m e nts ‐t h o s e t h at d o n ot r e q uir e a c o m pr e h e nsi v e pl a n a m e n d m e nt of pr oj e cts b el o w 1 0 0 u nits ‐ wit h o ut s u b mitt al t o a r e vi e wi n g c o m mitt e e. T h e c o u nt y us es a y ell o w b a n d t o i d e ntif y c ertifi e d h o u si n g a p pli c ati o ns.

F or Si n gl e F a mil y d e v el o p m e nt pr oj e cts : S HI P st aff e m ail t h e c e ntr al p er mitti n g m a n a g er, w h o p ulls o ut t h e p er mit r e q u e st f or t h e c o ntr a ct or/ b uil d er a n d g ets it pr o c e s s e d ri g ht a w a y.

F or M ulti ‐F a mil y d e v el o p m e nt pr oj e cts: S HI P st aff arr a n g e a m e eti n g wit h t h e d e v el o p er a n d r e pr e s e nt ati v e s fr o m t h e e n gi n e eri n g, d e v el o p m e nt s er vi c e s, z o ni n g, a n d gr o wt h m a n a g e m e nt d e p art m e nts. E a c h d e p art m e nt i n di c at e s u pfr o nt w h at t h e y ar e g oi n g n e e d t o pr o c ess t h e a p pli c ati o n. E a c h c o m mit s t o r e vi e w a p pli c ati o ns s wiftl y. I n t his f a s hi o n, e v er y p oi nt of r e vi e w is e x p e dit e d.

L e eL e e C o u nt yC o u nt y A gr e e n c o v er s h e et is pl a c e d o n t o p of all q u alifi e d a p pli c ati o n p a c k a g es. St aff ar e i nstr u ct e d t o dir e ct a n y q u esti o ns or iss u es t o t h e H o u si n g St aff w h o will t h e n w or k wit h t h e a p pli c a nt t o pr o vi d e m or e i nf or m ati o n or c orr e ct i ns uffi ci e n ci es.

Ci t yCi t y ofof Orl a n d oOrl a n d o T h e H o u si n g a n d C o m m u nit y D e v el o p m e nt D e p art m e nt, t h e Pl a n ni n g Di vi si o n, a n d t h e Offi c e of P er mitti n g S er vi c es w or k e d t o g et h er t o f or m t h e E x p e dit e d H o u si n g D e v el o p m e nt A p pr o v al Pr o c e s s. A H o u si n g E x p e dit er is a s si g n e d w h o s er v e s a s t h e l e a d st aff m e m b er r e s p o n si bl e f or c o or di n ati n g t h e Cit y’ s r e vi e w t hr o u g h t h e v ari o us d e p art m e nts. T h e E x p e dit er p erf or ms a n i niti al r e vi e w of t h e pr oj e ct a p pl yi n g f or c ertifi c ati o n t o d et er mi n e w h et h er it m e et s i n c o m e crit eri a. T h e E x p e dit er t h e n c o m m u ni c at es wit h ot h er d e p art m e nts a n d s er v e s a s t h e k e y c o nt a ct b et w e e n Cit y st aff a n d t h e pr oj e ct d e v el o p er. I n a d diti o n, t h e Pl a n ni n g Di vi si o n a n d P er mitti n g S er vi c es Di vi si o n e a c h a s si g n a st aff p er s o n t o s er v e a s O m b u ds m a n f or c ertifi e d h o usi n g pr oj e cts. T his e ns ur es

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that issues are addressed early and can be resolved quickly. The City of Orlando also prioritizes projects meeting the City’s residential green building principles.

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Str at e g y:Str at e g y: I m p a ctI m p a ct f e ef e e m o difi c ati o ns,m o difi c ati o ns, w ai v ers,w ai v ers, oror r ei m b urs e m e ntr ei m b urs e m e nt Fl ori d a St at ut e 4 2 0. 9 0 6 ( 4) ( b) “ T h e m o difi c ati o n of i m p a ct‐f e e r e q uir e m e nts i n cl u di n g r e d u cti o n or w ai v er of f e es a n d alt er n ati v e m et h o ds of f e e p a y m e nt f or aff or d a bl e h o usi n g. ”

P ur p os eP ur p os e I m p a ct f e es ar e a m aj or e x p e n s e i n d e v el o pi n g n e wl y c o nstr u ct e d h o usi n g. B y m o dif yi n g i m p a ct f e e r e q uir e m e nts t o r e d u c e t h e c ost, t h e c o st of d e v el o pi n g h o usi n g c a n b e r e d u c e d a n d t h e s a vi n gs p a s s e d o n i n t h e f or m of l o w er r e nts or l o w er s al e s pri c es. R e d u ci n g i m p a ct f e e c osts c a n al s o r es ult i n t h e r ed u cti o n of t h e n e e d f or l o c al S HI P f u n ds. T his c a n m a k e S HI P a n d ot h er h o usi n g d oll ar s g o f urt h er a n d r es ult i n m or e aff or d a bl e u nits. R e d u c e d, d ef err e d or w ai v e d i m p a ct f e es c a n al s o c o u nt a s a l o c al g o v er n m e nt c o ntri b uti o n i n t h e L o w ‐I n c o m e H o u si n g T a x Cr e dit ( H C) a p pli c ati o n pr o gr a m of t h e Fl ori d a H o usi n g Fi n a n c e C or p or ati o n. A d e q u at e l o c al g o v er n m e nt c o ntri b uti o n will all o w a n a p pli c ati o n t o s c or e hi g h er p oi nts, m a ki n g t h e pr oj e ct m or e c o m p etiti v e. I m p a ct f e es ar e n ot t h e o nl y t y p e of f e e t h at m a y b e m o difi e d wit h t h e i nt e nt of r e d u ci n g t h e c o st of d e v el o p m e nt. Ot h er f e es i n cl u d e b ut ar e n ot limit e d t o:

I nf or m al R e vi e w;

Sit e Pl a n R e vi e w;

L a n ds c a p e Pl a n;

Pl atti n g a n d S u b di visi o n;

B uil di n g P er mit;

V ari a n c e or S p e ci al E x c e pti o n;

I m p a ct f e e: o R o a d s; o P ar k s; o I nfr astr u ct ur e; o S c h o ol s;

C o n c urr e n c y C a p a cit y A v ail a bilit y or E n c u m br a n c e.

L o c al g o v er n m e nts r el y o n i m p a ct f e e s t o p a y f or t h e s er vi c es r e q uir e d w h e n n e w r esi d e nts m o v e i nt o a c o m m u nit y a s a r es ult of d e v el o p m e nt. T h e g o v er n m e nt m a y c h ar g e f e es f or i n cr e as e d s c h o ol e nr oll m e nt, r o a d c a p a cit y, a n d utilit y a c c e s s. B y r e d u ci n g or w ai vi n g t h e b ur d e n t o t h e aff or d a bl e h o u si n g d e v el o p er, t h e l o c al g o v er n m e nt m a y n ot h a v e t o pr o vi d e a s m u c h s u bsi d y t o e ns ur e t h at t h e d e v el o p m e nt is fi n a n ci all y f e a si bl e. T h e y c a n al s o e n s ur e l o n g‐ t er m aff or d a bilit y b y pr o vi di n g t er ms t h at r e q uir e r e p a y m e nt wit h i nt er est if t h e pr o p ert y d o es n ot m e et aff or d a bilit y t er ms at a f ut ur e d at e.


Fir st a n d f or e m o st, it is i m p er ati v e t h at l o c al g o v er n m e nt is pr o vi d e d a s s ur a n c e t h at a w ai v er or m o difi c ati o n of i m p a ct f e e s will r es ult i n gr e at er aff or d a bilit y t o t h e c o ns u m er, n ot gr e at er pr ofit a bilit y t o t h e d e v el o p er.

I m p a ct f e e s ar e b a s e d u p o n a n e x us ar g u m e nt t h at d e v el o p m e nt cr e at es a d efi n a bl e i m p a ct o n p u bli c i nfr astr u ct ur e, i n cl u di n g r o a ds, s e w er, w at er, p ar k s, s c h o ol s, et c. Wit h o ut t h e s e f e e s, l o c al g o v er n m e n t m a y n e e d t o r el y o n ot h er s o ur c es of e xisti n g r e v e n u e or i n cr e a s e f e es o n n o n ‐aff or d a bl e pr oj e cts.

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S o m e l e g al a d vis or s t a k e t h e p o siti o n t h at w ai vi n g i m p a ct f e es i s n ot p er missi bl e. I n t h e s e c a s e s, it is p o s si bl e f or t h e f e e t o b e p ai d, b ut b y ot h er s o ur c e s. O n e s u c h s o ur c e is t h e i nt er est t h at h a s a c cr u e d o n t h e i m p a ct f e e fi n a n ci al a c c o u nt s. T hi s a cti o n si m pl y m o v e s i nt er e st m o n e y b a c k t o t h e i m p act f e e i n c o m e str e a m.

L o c al g o v er n m e nts m a y or m a y n ot h a v e i m p a ct f e es t h at t h e y c a n m o dif y f or aff or d a bl e h o u si n g d e v el o p er s. F urt h er, s o m e d e p art m e nts m a y r el y s ol el y o n i m p a ct f e es t o f u n d n e e d e d i m pr o v e m e nt s.

Si n c e utiliti es a n d r o a d s ar e criti c al i nfr astr u ct ur e n e c e s s ar y f or a n y h o u si n g d e v el o p m e nt, it is e s s e nti al t h at t h e y ar e f u n d e d, a n d if i m p a ct f e es ar e t h e o nl y s o ur c e t o f u n d i m pr o v e m e nt s, it m a y b e n e c e s s ar y t o u s e l o c al S HI P f u n ds t o p a y f or i m pr o v e m e nts or i n li e u of t h e d e v el o p er’ s p a y m e nt.

M et h o d ol o g yM et h o d ol o g y F e e m o difi c ati o n m et h o ds c a n i n cl u d e, b ut ar e n ot li mit e d t o, t h e f oll o wi n g:

W ai v er or f or gi v e n e s s of f e e s;

Dis c o u nt or re d u cti o n of f e e s;

L o a n ‐ p a y a bl e i n f a v or a bl e t er ms, wit h p a y m e nts d ef err e d u ntil a pr e ‐d esi g n at e d ti m e; a n d,

R ei m b urs e m e nt ‐ f e es ar e p ai d at ti m e of a p pli c ati o n a n d ar e r ei m b urs e d u p o n c o m pl eti o n of d e v el o p m e nt or ot h er p oi nt i n tim e.

F e eF e e w ai v er:w ai v er: T o w ai v e i m p a ct f e e s, t h e i m p a ct f e e or di n a n c e w o ul d n e e d t o b e a m e n d e d t o pr o vi d e t h e c o n diti o ns f or t h e w ai v er. W h e n i m p a ct f e e r e v e n u e is pl e d g e d f or t h e r e p a y m e nt of a b o n d e d i m pr o v e m e nt, it is li k el y t h at t h e c o v e n a nt s f or t h e b o n ds w o ul d all o w f or gi v e n e s s. If t his is t h e c as e, t h e n a n alt er n a ti v e s o ur c e of f u n di n g mi g ht b e c o n si d er e d. F ut ur e b o n d i s s u e s s h o ul d b e e v al u at e d f or t h e p ossi bilit y of i n cl u di n g a b uilt ‐i n w ai v er f or c ert ai n cir c u mst a n c es, s u c h a s aff or d a bl e h o usi n g. F e eF e e d ef er m e nt:d ef er m e nt: T o d ef er i m p a ct f e e s, t h e or di n a n c e n e e ds t o c o nt ai n a pr o vi si o n f or t h e t er ms of t he d ef err al a n d a n a gr e e m e nt or li e n n e e d s t o b e i n pl a c e t o d es cri b e w h e n a n d h o w t h e f e es w o ul d b e r e p ai d. F e eF e e m o difi c ati o nm o difi c ati o n : T h e i m p a ct f e e a m o u nt c a n b e a dj ust e d i n t h e or di n a n c e f or s m all er or l o w er c o st u nits. B e c a u s e i m p a ct f e es ar e r e gr e s si v e ‐ f e es ar e t y pi c all y c oll e ct e d o n a p er u n it b a si s r at h er t h a n o n a s q u ar e ‐f o ot or v al u e b a si s ‐ s m all er aff or d a bl e h o m es p a y t h e s a m e f e e a s l ar g e h o m e s. I m p a ct f e es c o ul d b e m o difi e d f or aff or d a bl e h o usi n g b y r estr u ct uri n g t h e f e e a m o u nt b a s e d o n t h e si z e or t h e t y p e of t h e u nit. F or e x a m pl e, a pr o p o s e d h o usi n g pr oj e ct t ar g et e d t o s e ni or s mi g ht b e eli gi bl e f or a r e d u c e d i m p a ct f e e f or r o a d s or s c h o ol i m p a ct, al o n g wit h ot h er pr o vi si o n s s u c h a s r e d u c e d p ar ki n g s p a c e s.

Alt er n ati v eAlt er n ati v e s o ur c ess o ur c es t ot o p a yp a y i m p a cti m p a ct f e esf e es T his mi g ht b e fr o m t h e i nt er e st o n t h e i m p a ct f e e a c c o u nt. T h e f e e c a n b e r e d u c e d or dis c o u n t e d wit h t h e b al a n c e p ai d fr o m t h e i nt er est. It i s n ot r e c o m m e n d e d t h at S HI P or ot h er h o usi n g d oll ar s b e u s e d t o s u bsi di z e i m p a ct f e e s a s t h es e f u n d s c a n b e b ett er us e d f or dir e ct h o usi n g c o st s, s u c h a s c o nstr u cti o n or d o w n p a y m e nt a s si st a n c e. A n y a dj ust m e nts or e x cl usi o ns n e e d t o b e s p ell e d o ut i n t h e or di n a n c e. Fi n all y, b e c a us e i m p a ct f e e pr o gr a ms ar e d y n a mi c a n d c o m e u n d er di s c u s si o n fr e q u e ntl y, h o usi n g st aff a n d a d v o c at es s h o ul d b e a w ar e of t h e c h a n g e s i n r el ati o n t o i m p a ct f e es ‐ es p e ci all y i m p a ct f e e i n cr e a s e s. St aff a n d a d v o c at e s s h o ul d b e c o m e a n a cti v e p art of i m p a ct f e e di s c u s si o n s. T hi s o n g oi n g r es p o nsi bilit y is p art of t h e r e q uir e d in c e nti v e str at e g y t o m ai nt ai n a n o n g oi n g pr o c ess of r e vi e w.

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Cit yCit y ofof Orl a n d oOrl a n d o ‐ ‐ e x c er pte x c er pt fr o mfr o m I n c e nti v eI n c e nti v e S e cti o nS e cti o n ofof t h et h e L o c alL o c al H o usi n gH o usi n g Assist a n c eAssist a n c e Pl a nPl a n D es cri pti o n:D es cri pti o n: T h e s e w er b e n efit f e e a n d t h e tr a n s p ort ati o n i m p a ct f e e ar e t h e o nl y t w o i m p a ct f e e s t h e Cit y of Orl a n d o c h ar g es f or n e w c o n str u cti o n. I n a d diti o n, t h e Or a n g e C o u nt y S c h o ol B o ar d l e vi es a s c h o ol i m p a ct f e e f or r esi d e nti al d e v el o p m e nt s. A s a n i n c e nti v e f or t he pr o d u cti o n of aff or d a bl e h o usi n g, t h e Cit y est a blis h e d a n Aff or d a bl e H o usi n g I m p a ct F e e Pr o gr a m t h at pr o vi d es a f ull or p arti al r ei m b urs e m e nt f or s e w er a n d s c h o ol i m p a ct f e e s, a n d a Tr a n s p ort ati o n I m p a ct F e e E x e m pti o n Pr o gr a m t h at e x e m pts c ertifi e d aff or d a bl e h o usi n g d e v el o p m e nt s fr o m t h e p a y m e nt of t h e tr a n s p ort ati o n i m p a ct f e es f or aff or d a bl e u nits. Est a blis h e dEst a blis h e d p oli c yp oli c y a n da n d pr o c e d ur es:pr o c e d ur es: T o r e c ei v e r ei m b urs e m e nt of t h e s e w er a n d s c h o ol i m p a ct f e e s, d e v el o p ers m u st p a y all i m p a ct f e es w h e n b uil di n g p er mits ar e iss u e d. Aft er t h e s al e of t h e h o usi n g u nit at or b el o w t h e Cit y’ s m a xi m u m s al e s pri c e, or af t er t h e h o u si n g u nit is r e nt e d at or b el o w t h e est a blis h e d H U D r e nt s, t h e i m p a ct f e e s ar e r ei m b urs e d b y t h e Cit y, pr o vi d e d f u n di n g is a v ail a bl e. T h e r ei m b urs e m e nt is a v ail a bl e o n a fir st‐c o m e, fir st‐s er v e d b a si s. A n ot h er b e n efit a v ail a bl e t o c ertifi e d aff or d a bl e h o usi n g d e v el o p m e nts i s t h e Tr a n s p ort ati o n E x e m pti o n I m p a ct F e e Pr o gr a m. T h e pr o g r a m off er s a p arti al e x e m pti o n f or pr oj e cts t h at h a v e r e c ei v e d aff or d a bl e h o usi n g c ertifi c ati o n. D es cri pti o ns of t h e a v ail a bl e i m p a ct f e e b e n efits ar e b el o w: R ei m b urs e m e nt of s e w er i m p a ct f e e s:

1 0 0 % r ei m b ur s e m e nt fr o m S HI P f u n d s f or eli gi bl e aff or d a bl e u nits if t h e y m e et t h e Cit y’ s a d o pt e d r esi d e nti al gr e e n b uil di n g crit eri a f or aff or d a bl e h o u si n g pr oj e ct s; or

7 5 % r ei m b urs e m e nt fr o m S HI P f u n ds f or eli gi bl e aff or d a bl e u nits if t h e y d o n ot m e et t h e Cit y’ s a d o pt e d r esi d e nti al gr e e n b uil di n g crit eri a f or aff or d a bl e h o u si n g pr oj e ct s.

E x e m pti o n of tr a n s p ort ati o n i m p a ct f e es:

1 0 0 % e x e m pti o n of t h e tr a n s p ort ati o n i m p a ct f e e s f or eli gi bl e aff or d a bl e h o usi n g u nits if t h e c ertifi e d h o usi n g pr oj e ct m e ets t h e Cit y’ s c o m m ut er crit eri a. *

5 0 % e x e m pti o n of t h e tr a ns p ort ati o n i m p a ct f e es f or t h e eli gi bl e aff or d a bl e h o usi n g u nit s if t h e c ertifi e d h o usi n g pr oj e ct d o es n ot m e et t h e Cit y’ s c o m m ut er crit eri a b ut is a c c essi bl e t o gr o c er y st or e s, p u bli c s c h o ol s, p h ar m a ci es, m e di c al f a ciliti e s, fi n a n ci al i nstit uti o ns, or a p o st offi c e vi a a p u bli c tr a n sit st o p l o c at e d wit hi n a ¼ mil e dist a n c e .

7 5 % e x e m pti o n of t h e tr a ns p ort ati o n i m p a ct f e es f or t h e eli gi bl e aff or d a bl e h o usi n g u nit s i n c ertifi e d att ai n a bl e h o usi n g pr oj e ct s if t h e c ertifi e d h o u si n g pr oj e ct m e ets t h e Cit y’ s c o m m ut er crit eri a.

2 5 % e x e m pti o n of t h e tr a ns p ort ati o n i m p a ct f e es f or t h e eli gi bl e aff or d a bl e h o usi n g u nit s i n c ertifi e d att ai n a bl e h o usi n g pr oj e ct s if t h e c ertifi e d h o usi n g pr oj e ct d o es n ot m e et t h e Cit y’ s c o m m ut er crit eri a b ut is a c c e s si bl e t o gr o c er y st or es, p u bli c s c h o ol s, p h ar m a ci es, m e di c al f a ciliti es, fi n a n ci al i nstit uti o ns, or a p o st offi c e vi a a p u bli c tr a nsit st o p l o c at e d wit hi n a ¼ ‐mil e dist a n c e.

* T o m e et t h e Cit y of Orl a n d o’ s c o m m ut er crit eri a, a d e v el o p m e nt m ust b e l o c at e d wit hi n a ¼ mil e di st a n c e t o a Cit y ‐d esi g n at e d A cti vit y C e nt er or a li g ht r ail or c o m m ut er r ail st ati o n.

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R ei m b urs e m e nt of s c h o ol i m p a ct f e e s:

2 5 % r ei m b ur s e m e nt fr o m S HI P f u n d s f or eli gi bl e si n gl e ‐f a mil y aff or d a bl e h o u si n g u nits; or,

5 0 % r ei m b ur s e m e nt fr o m S HI P f u n d s f or t h e eli gi bl e m ulti ‐f a mil y aff or d a bl e h o usi n g u nits.

Al a c h u aAl a c h u a C o u nt yC o u nt y F e eF e e m o difi c ati o n:m o difi c ati o n: T h e C o u nt y’ s i m p a ct f e e a m o u nt s ar e n ot c oll e ct e d o n a p er ‐u nit b a si s b ut r ath er o n a s q u ar e ‐ f o ot b a si s.

Or a n g eOr a n g e C o u nt yC o u nt y A d ef err al f or t h e p a y m e nt of i m p a ct f e e s is a v ail a bl e t o all si n gl e ‐f a mil y r esi d e n c es a n d d u pl e x es u ntil iss u a n c e of a C ertifi c at e of O c c u p a n c y. M ulti ‐f a mil y pr oj e cts t h at ar e c ertifi e d a s aff or d a bl e m a y d ef er t h e p a y m e nt of t h e i m p a ct f e e u n til p o w er is a ut h ori z e d f or t h e fir st b uil di n g or u ntil t h e fir st C ertifi c at e of O c c u p a n c y is i s s u e d.

L e eL e e C o u nt yC o u nt y T h e i m p a ct f e e f or L e e C o u nt y c o nt ai ns a pr o vi si o n f or t h e w ai v er of all i m p a ct f e e s, e x c e pt s c h o ol f e e s, wit hi n its

t hr e e e nt er pri s e z o n e s. L e e C o u nt y al s o pr o vi d es a S c h o ol I mp a ct F e e R e b at e ( SI F R) f or c ertifi e d aff or d a bl e

h o usi n g u nits. A n o n pr ofit aff or d a bl e h o u si n g d e v el o p er c a n a p pl y f or t h e SI F R at t h e ti m e of p er mitti n g. Aft er

t h e f e e is p ai d a n d t h e h o m e is c o m pl et e d, t h e l o w er‐i n c o m e p ur c h as er of t h e h o m e r e c ei v es a 5 0 % r e b at e t h at

is p ai d dir e ctl y t o t h eir fir st m ort g a g e h ol d er t o r e d u c e t h eir pri n ci p al. F or ‐pr ofit b uil d er s c a n al s o p arti ci p at e f or

a 2 5 % r e b at e. T h e r e b at e pr o gr a m is f u n d e d b y t h e i nt er est t h at a c cr u es o n t h e i m p a ct f e e a c c o u nt. T h u s, t h e

s c h o ol b o ar d d o es n ot gi v e u p r e al i n c o m e b ut p art of t h e i nt er e st o n t h e a c c o u nt. T h er e is a $ 2 0 0, 0 0 0 c a p o n t h e

pr o gr a m t h at is r e n e w a bl e.

C olli erC olli er C o u nt yC o u nt y C olli er C o u nt y h a s a l o n g‐st a n di n g i m p a ct f e e d ef err al pr o gr a m. Usi n g b uil di n g p er mit f e e r e v e n u e s, t h e f e e i s

p ai d o n b e h alf of t h e aff or d a bl e h o m e at t h e ti m e of p er mitti n g. T his is a l o a n t h at is t o b e r e p ai d wit hi n t e n y e ar s.

T h er e is a li en t h at is pl a c e d o n t h e pr o p ert y.

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Str at e g y:Str at e g y: Fl e xi bilit yFl e xi bilit y i ni n d e nsit yd e nsit y Fl ori d a St at ut e 9 0 7 6 ( 4) ( c): “ T h e all o w a n c e of fl e xi bilit y i n d e nsiti e s f or aff or d a bl e h o usi n g. ”

R el e v a ntR el e v a nt St at ut esSt at ut es

D e nsit y b o n u s is a v ol u nt ar y i n c e nti v e t h at s h o ul d b e a v ail a bl e t o c ertifi e d aff or d a bl e h o u si n g pr oj e cts b y ri g ht. Fl ori d a St at ut e s pr o vi d e dir e cti o n f or l o c al g o v er n m e nts c h o o si n g t o m a k e t his a v ail a bl e:

S e cti o n 4 2 0. 6 1 5 of t h e Fl ori d a St at ut e s st at es t h at "[ a] l o c al g o v er n m e nt m a y pr o vi d e d e n sit y b o n us i n c e nti v es p ur s u a nt t o t h e pr o vi si o n s of t his s e cti o n t o a n y l a n d o wn er w h o v ol u nt aril y d o n at e s f e e si m pl e i nt er est i n r e al pr o p ert y t o t h e l o c al g o v er n m e nt f or t h e p ur p o s e of a s si sti n g t h e l o c al g o v er n m e nt i n pr o vi di n g aff or d a bl e h o usi n g. D o n at e d r e al pr o p ert y m u st b e d et er mi n e d b y t h e l o c al g o v er n m e nt t o b e a p pr o pri at e f or u s e a s aff or d a bl e h o usi n g a n d m ust b e s u bj e ct t o d e e d r estri cti o ns t o e ns ur e t h at t h e pr o p ert y will b e u s e d f or aff or d a bl e h o u si n g. "

T h e st at ut e r e q uir es t h at, a s p art of t h e a p pr o v al pr o c e s s, t h e l o c al g o v er n m e nt a d o pt a c o m pr e h e nsi v e pl a n a m e n d m e nt f or t h e r e c ei vi n g l a n d t h at i n c or p or at e s t h e d e nsit y b o n us. It f urt h er pr o vi d es t h at t he pl a n a m e n d m e nt s h all b e a d o pt e d i n t h e m a n n er r e q uir e d f or s m all ‐s c al e a m e n d m e nts u n d er s e cti o n 1 6 3. 3 1 8 7, Fl ori d a St at ut es.

P ur p os eP ur p os e

I n cr e asi n g t h e m a xi m u m u nits all o w a bl e o n a pr oj e ct sit e h el ps t o m a k e t h e pr oj e ct “fi n a n ci all y w h ol e ” w h e n pr o d u ci n g aff or d a bl e h o usi n g. T h e l o c al l a n d u s e c o d e di ct at es a m a xi m u m n u m b er of h o us i n g u nits t h at m a y b e d e v el o p e d o n a c ert ai n si z e l a n d l ot. A j uris di cti o n m a y i n cr e a s e t his m a xi m u m if a b uil d er d e v el o ps aff or d a bl e h o usi n g u nits. T h e pr e s e n c e of b o n us u nit s will all o w a pr oj e ct t o s ell m or e h o m es or r e nt m or e a p art m e nt s a n d t h us m e et fi n a n ci al f e asi bilit y crit eri a. A d e v el o p er of aff or d a bl e h o u si n g s h o ul d b e a bl e t o q u alif y f or b o n us d e nsit y u nits b y ri g ht if ot h er d e v el o p m e nt crit eri a ar e m et. It s h o ul d b e n ot e d t h at t h e c o n c e pt of b o n us u nit s pr o vi d e d t o a d e v el o p er w h o is N O T b uil di n g aff or d a bl e h o usi n g, b ut is c o ntri b uti n g eit h er l a n d or f u n di n g, w o ul d b e c o nsi d er e d a n i n cl usi o n ar y h o usi n g or i n cl usi o n ar y z o ni n g str at e g y. “I n cl u si o n ar y h o usi n g ” is a d dr ess e d i n t his s e cti o n o n d e nsit y b e c a us e if a l o c al g o v er n m e nt c h o o s e s t o i m pl e m e nt i n cl usi o n ar y h o usi n g p oli ci es t o cr e at e mi x e d i n c o m e h o usi n g, it will n e e d t o i n cl u d e t h e d e nsit y d et ails i n t h at or di n a n c e. A n i n cr e as e i n d e nsit y off er s a n e c o n o mi c i n c e nti v e. T h e all o w a n c e of f ull d e nsit y all o w e d b y l a n d u s e a n d z o ni n g r e g ul ati o ns, a s w ell a s a d diti o n al a p pr o v e d u nits all o w e d b y d e nsit y b o n us e s, cr e at es t h e o p p ort u nit y f or a n aff or d a bl e h o usi n g pr oj e ct t o b e fi n a n ci all y f e asi bl e. T h e s al e of m or e u nits or t h e l e asi n g of m or e a p art m e nts off s et s t h e l o w er s al e s pri c e or r e nt a m o u nts f or e a c h aff or d a bl e u nit.


T h e i m pl e m e nt ati o n of a d e nsit y b o n u s pr o gr a m r e q uir es s killf ull y pr e p ar e d r e g ul ati o ns, st a n d ar d s a n d a gr e e m e nts t o eff e cti v el y e ns ur e t h at t h e b o n us u nits ar e aff or d a bl e or t h at a p a y m e nt or e x c h a n g e i n li e u is eff e cti v e.

I n ar e a s w h er e t h er e is n ot a hi g h d e m a n d f or d e nsit y, s u c h a s r ur al ar e a s, t h e i n c e nti v e w o ul d n ot b e eff e cti v e, u nl ess it w a s a l ar g e‐s c al e, m ast er ‐pl a n n e d d e v el o p m e nt.

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Elements of an inclusionary zoning ordinance

“Inclusionary housing,” is also known as “inclusionary zoning.” It is a land use tool that is typically a solution more than it is an incentive. The primary purpose of inclusionary zoning is to increase the supply of affordable housing concurrently with the development of market‐rate housing. Inclusionary zoning is an approach that ensures that affordable units are created with limited public expenditure. At a time when the federal government is taking less responsibility for providing affordable housing by cutting funds for housing vouchers and other programs, local public funds for affordable housing are in short supply. Affordable housing programs that leverage private‐sector funds, such as inclusionary zoning, are a way to stretch taxpayer dollars. Proponents of inclusionary zoning argue that a number of other benefits occur. If new development occurs in metropolitan centers, inclusionary zoning can result in affordable units that are closer to jobs and transportation. In addition, because of the density bonuses awarded for affordable units, inclusionary zoning can lead to higher‐density development. The higher‐density and infill development that can result from inclusionary zoning reduces the demand for fringe development. This, in turn, reduces the need for new infrastructure, shortens commutes, and reduces congestion.

Threshold size

Inclusionary zoning ordinances typically establish a minimum project size before policies are applied. This threshold should be large enough to contribute to the financial feasibility of the required affordable units.

Percentage set‐aside

The percentage of affordable units included in new development should consider the following: the financial feasibility of producing the affordable units, the incentives or cost offsets available to developers to produce the affordable units, the need for affordable units, and the strength of the local housing market. Nationally, inclusionary zoning ordinances have required developers to set aside 5%–35% of their new housing developments as affordable, although requirements of 10%‐25% are most common. The share of affordable units required often varies, depending on whether the units will be for homeownership or rental, and whether the income targeted is moderate‐, low‐, or very‐low.

Cost offsets

Under an inclusionary zoning ordinance, one of the primary cost offsets offered to developers in exchange for producing affordable units is a density bonus. A density bonus allows the developer to construct a certain number of additional market rate units beyond what is normally allowed under the current zoning ordinance, in exchange for providing a specified number of affordable units. In addition to density bonuses, there are several ways of reducing the costs of a development to enable the construction of affordable housing. For example, developers can be given waivers from development standards, and/or receive waivers for fees such as demolition, water and sewer charge and utility connection fees. Developers may also be eligible for reduced parking requirements, or other benefits provided to certified affordable housing projects, including expedited permitting.

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St at ut or ySt at ut or y e x c e pti o ne x c e pti o n f orf or i n cl usi o n ar yi n cl usi o n ar y z o ni n gz o ni n g

T h e H o u si n g El e m e nt r e q uir e m e nts i n cl u d e t h at e v er y l o c al g o v er n m e nt h a v e a d e q u at e sit es f or aff or d a bl e h o usi n g a n d pr o vi d e f or h o u si n g all its c urr e nt a n d f ut ur e a nti ci p at e d p o p ul ati o ns, i n cl u di n g s p e ci al n e e ds p o p ul ati o ns. T h es e r e q uir e m e nts ar e i n C h a pt er 1 6 3. 3 1 7 7 ( 6) (f) of t h e Fl ori d a St at ut es. I n r e s p o n s e t o a c o n c er n t h at i n cl u si o n ar y z o ni n g or di n a n c e s mi g ht b e c h all e n g e d u n d er Fl ori d a’ s St at e St at ut e pr o hi biti n g pri c e a n d r e nt c o ntr ol, t h e Fl ori d a L e gisl at ur e c ar v e d o ut a n e x c e pti o n t o t h e pri c e a n d r e nt c o ntr ol st at ut es f or l a n d u s e m e c h a nis ms us e d t o i n cr e as e t h e s u p pl y of aff or d a bl e h o usi n g, s p e cifi c all y citi n g “i n cl usi o n ar y h o usi n g or di n a n c e s ”:

S e cti o n 1 6 6. 0 4 1 5 Aff or d a bl e h o usi n g. – N ot wit hst a n di n g a n y ot h er pr o vi si o n of l a w, a m u ni ci p alit y m a y a d o pt a n d m ai nt ai n i n eff e ct a n y l a w, or di n a n c e, r ul e, or ot h er m e a s ur e t h at is a d o pt e d f or t h e p ur p o s e of i n cr e asi n g t h e s u p pl y of aff or d a bl e h o u si n g usi n g l a n d u s e m e c h a nis ms s u c h a s i n cl usi o n ar y h o u si n g or di n a n c es.

S e cti o n 1 2 5. 0 1 0 5 5 Aff or d a bl e h o usi n g. – N ot wit hst a n di n g a n y ot h er pr o vi si o n of l a w, a c o u nt y m a y a d o pt a n d m ai nt ai n i n eff e ct a n y l a w, or di n a n c e, r ul e, or ot h er m e as ur e t h at is a d o pt e d f or t h e p ur p o s e of i n cr e asi n g t h e s u p pl y of aff or d a bl e h o usi n g u si n g l a n d u s e m e c h a nis ms s u c h a s i n cl usi o n ar y h o usi n g or di n a n c es.

I n c o m eI n c o m e gr o u psgr o u ps t ot o b eb e s er v eds er v ed

“ Aff or d a bl e h o usi n g ” m u st b e d efi n e d b y t h e i n cl u si o n ar y z o ni n g, a n d a m et h o d ol o g y est a blis h e d f or d et er mi ni n g t h e s al e s pri c e or r e nt of a n aff or d a bl e u nit. I n cl usi o n ar y z o ni n g or di n a n c es g e n er all y t ar g et h o us e h ol ds wit h “l o w ” or “ v er y l o w ” i n c o m es a s d efi n e d b y H U D, w h er e l o w‐i n c o m e is a h o u s e h ol d i n c o m e fr o m 5 0 % t o 8 0 % of t h e ar e a m e di a n i nc o m e, a n d v er y l o w‐i n c o m e is b el o w 5 0 % of t h e ar e a m e di a n i n c o m e. S o m e or di n a n c es all o w “ aff or d a bilit y ” t o b e d efi n e d t o i n cl u d e m o d er at e ‐i n c o m e h o u s e h ol d s, or t h os e wit h i n c o m es u p t o 1 2 0 % of t h e ar e a m e di a n i n c o m e or hi g h er. I n c o m e r e q uir e m e nts ar e g e n er all y stri ct er f or r e nt al u ni ts t h a n f or u nits i nt e n d e d f or o w n ers hi p. I n t h e c a s e of u nits f or s al e, “ aff or d a bl e h o usi n g ” m e a ns h o usi n g i n w hi c h pri n ci p al, i nt er e st, t a x es, a n d i n s ur a n c e m a k e u p n o m or e t h a n 3 0 % of t h e gr o s s h o u s e h ol d i n c o m e. F or r e nt al h o u si n g, “ aff or d a bl e ” m e a ns h o usi n g f or w hi c h t h e r e nt, h e at, a n d utiliti es ot h er t h an t el e p h o n e c o nstit ut e n o m or e t h a n 3 0 % of t h e gr o s s a n n u al h o u s e h ol d, a dj u st e d f or h o u s e h ol d si z e.

D ur ati o nD ur ati o n ofof aff or d a bilit yaff or d a bilit y

T o pr e s er v e u nits t h at ar e pr o d u c e d u n d er i n cl usi o n ar y z o ni n g or di n a n c es a s aff or d a bl e, a c o ntr ol p eri o d is est a blis h e d. D uri n g t his p eri o d, r e nt al a n d o w n er s hi p u nit s m ust r e m ai n aff or d a bl e. N e w t e n a nt s a n d b u y ers m ust m e et i n c o m e r e q uir e m e nts, a n d t h e r e nt or s al e s pri c e m ust b e est a blis h e d a c c or di n g t o t h e c urr e nt ar e a m e di a n i n c o m e (i nt er est r at es m a y al s o b e a f a ct or f or o w n er s hi p u nit s). H o m e b u y ers ar e t y pi c all y all o w e d t o k e e p a p orti o n of t h e pr o c e e ds fr o m t h e s al e or t o e ar n a s p e cifi e d r at e of a p pr e ci ati o n o n t h e u nit. M o nit ori n g i s i m p ort a nt t o a s s ur e c o nti n u e d c o m pli a n c e wit h t h e i niti al aff or d a bilit y r e q uir e m e nt s. A l o c al a g e n c y or ot h er m o nit ori n g a g e nt m u st b e est a blis h e d f or l o w‐ a n d m o d er at e ‐i n c o m e h o u si n g d e v el o p e d u n d er i n cl usi o n ar y z o ni n g. A c o m m u nit y l a n d tr ust is w ell s uit e d t o m a n a g e i n cl u si o n ar y h o usi n g u nits, pr o vi di n g a pi p eli n e of i n c o m e eli gi bl e t e n a nts a n d b u y ers.

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Example

Tallahassee: Inclusionary housing ordinance In exchange for requiring 10% of the units to be affordable, the City of Tallahassee’s ordinance provides a 25% density bonus as well as housing design flexibility, including relief from setback and minimum lot size requirements. This inclusionary housing ordinance was challenged by the Florida Home Builders Association as an unlawful taking, a violation of substantive due process, and an unlawful tax. On November 20, 2007, the Circuit Court of the Second Judicial Circuit granted summary judgment in favor of Tallahassee on all three counts. The trial court found the inclusionary housing ordinance to be a land use regulation under the City’s police power, and not a taking of any type. The court recognized that the inclusionary housing ordinance provides a number of benefits to developers.

Methodology

Sample language for Housing Element

The following may be adapted and used to address the density bonus incentive in the Housing Element: Goal: Density Bonus Program. The County will have an effective Density Bonus program for affordable housing that increases the supply of units and offsets the development costs of producing a variety of ownership and rental housing. 1.1 Objective: Provide criteria for certified affordable housing projects within the Medium and High Density Residential Development areas for a 10% density bonus according to the following policies:

1.1.1 Density Bonus units must be reserved for households with very low, low or moderate income as defined in the Local Housing Assistance Plan; 1.1.2 Density Bonus units must remain affordable for a minimum of 30 years [or consider a longer period] or be deeded to a Community Land Trust; 1.1.3 Site location on a major or minor arterial or major collector street as defined in the Traffic Circulation Element of the Comprehensive Plan; 1.1.4 Site location of medium density designation may share a boundary with a single‐family zoning district; 1.1.5 Site location of high density designation may not share a boundary with a single‐family zoning district; 1.1.6 Urban services are available including water and wastewater service from a regional public utility as defined in the Comprehensive Plan Data Inventory and Analysis (including the Potable Water [Services] Element and Wastewater Element [Sanitary Sewer Services Element]); 1.1.7 Applicant provides significant open space buffer, natural landscape including a landscaped berm where appropriate, plant material and/or an aesthetic wall or fence to effectively shield the residential use form any existing adjacent nonresidential use or from any single‐family use;

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1.1.8 For conventional zoning, administrative relief and flexible performance standards are available similar to that provided in the Planned Unit Development or Mixed Use Planned Development review procedure; 1.1.9 Height limitations shall be provided by the Land Development Regulations; 1.1.10 Applicant provides that all performance standards shall be met.

Additional goal setting may include the formation of a community land trust: 4.0 Goal: The County will seek to create a permanent inventory of affordable housing units in order to meet current and future housing needs. 4.1 Objective:

4.1.1 Policy: The affordability period will be a minimum of 20 years [or consider a longer period] under the density bonus program unless the property is deeded to a community land trust. 4.1.2 Policy: The County will form a jurisdiction wide Community Land Trust that will ensure that subsidized or otherwise resale restricted properties remain affordable through a 99‐year renewable ground lease and that subsequent residents are restricted by income level.

Sample language for the Land Use Element of the Comprehensive Plan

The Future Land Use Element should also address the bonus density incentive. Sample language may include the following:

14.03 Density Incentives. A 10% density bonus shall be available over the standard density range. Units produced under the inclusionary ordinance may utilize this provision; or,

All certified affordable housing projects will have by right a 50% density bonus so long as the density does not exceed the density limit for the land use category of the Future Land Use Plan.

Example City of Orlando

Description: The City of Orlando operates a voluntary density bonus program. The program offers a density bonus in several residential, office, and commercial districts. In exchange for more density, the developer must commit to build affordable housing units on‐site. However, instead of building affordable units on‐site, the developer may choose to provide an in‐lieu contribution to the “City of Orlando Trust Fund for Low‐ and Very Low‐Income Housing.” The Land Development Code requires a Neighborhood Compatibility Review for all developments requesting a density bonus. The purpose of the review is to ensure that the intensity of a development utilizing a density bonus remains compatible with adjacent neighborhoods. All variances, except variances to height requirements, are prohibited within developments that have received density bonuses. If the Neighborhood Compatibility Review is favorable, the applicant can increase the density of development in accordance with the approval.

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In return for the density bonus, the developer is required either to provide on‐site affordable housing units equal to the number or additional units permitted by the bonus or to contribute a percentage of the total construction costs to the trust fund at the time of permitting. At the time of building permitting, the Building Official determines the amount of the contribution based on 2% of the total construction costs of the development. The on‐site alternatives require that the affordable units be devoted by deed restriction to low‐ and/or very low‐income households.

4 1

Str at e g y:Str at e g y: R es er v ati o nR es er v ati o n ofof i nfr astr u ct ur ei nfr astr u ct ur e c a p a cit yc a p a cit y Fl ori d a St at ut e 4 2 0. 9 0 7 6 ( 4) ( d): “ T h e r e s er v ati o n of i nfr astr u ct ur e c a p a cit y f or h o usi n g f or v er y ‐l o w‐i n c o m e p er s o n s, l o w‐i n c o m e p er s o ns, a n d m o d er at e ‐i n c o m e p er s o n s. ”


T h e C o m m u nit y Pl a n ni n g A ct of 2 0 1 1 w a s e n a ct e d b y t h e Fl ori d a L e gisl at ur e t o e x e m pt c o m m u niti es, r es ulti n g i n r e m o vi n g p ar ks a n d r e cr e ati o n, s c h o ol s a n d tr a n s p ort ati o n fr o m c o n c urr e n c y re q uir e m e nts i n t h eir c o m pr e h e nsi v e pl a n s. C o n c urr e n c y f or s a nit ar y s e w er, s oli d w a st e, dr ai n a g e a n d p ot a bl e w at er i nfr a str u ct ur e r e m ai n e d m a n d at or y. L o c al g o v er n m e nts m a y v ol u nt aril y el e ct t o r e q uir e c o n c urr e n c y f or p ar ks a n d r e cr e ati o n, s c h o ol s, tr a n s p ort ati o n or ot h er f a ciliti e s. T h e i m p a ct of c o n c urr e n c y o n t h e vi a bilit y of aff or d a bl e h o u si n g is t h at of c o st a n d c o m p eti ti o n wit h pri v at e ‐m ar k et d e v el o p m e nts t o r e s er v e c a p a cit y. 1 6 3. 3 1 8 0 C o n c urr e n c y ( 1) S a nit ar y s e w er, s oli d w a st e, dr ai n a g e, a n d p ot a bl e w at er ar e t h e o nl y p u bli c f a ciliti es a n d s er vi c es s u bj e ct t o t h e c o n c urr e n c y r e q uir e m e nt o n a st at e wi d e b a si s. A d diti o n al p u bli c f a ciliti e s a n d s er vi c e s m a y n ot b e m a d e s u bj e ct t o c o n c urr e n c y o n a st at e wi d e b a si s wit h o ut a p pr o v al b y t h e L e gisl at ur e; h o w e v er, a n y l o c al g o v er n m e nt m a y e xt e n d t h e c o n c urr e n c y r e q uir e m e nt s o t h at it a p pli es t o a d diti o n al p u bli c f a ciliti es wit hi n its j uris di cti o n. Fl ori d a St at ut es, S e c. 1 6 3. 3 1 8 0 ( 5) (f) 6 all o w s l o c al g o v er n m e nts t h at el e ct t o r et ai n tr a n s p ort ati o n c o n c urr e n c y i n t h eir c o m pr e h e nsi v e pl a ns t o r e d u c e i m p a ct f e e s or l o c al a c c ess f e es t o pr o m ot e aff or d a bl e or w or kf or c e h o usi n g.


T h e r e s er v ati o n of i nfr a str u ct ur e c a p a cit y is b a s e d u p o n l o c al r e q uir e m e nts i n l ar g el y ur b a n ar e a s, f or f ut ur e d e v el o p m e nt s t o m a k e a r e s er v ati o n t o g u ar a nt e e t h e n e w d e v el o p m e nt will m e et c o n c urr e n c y r e q uir e m e nts b y m e eti n g d esi g n at e d l e v els of s er vi c e f or c ert ai n t y p es of i nfr astr u ct ur e. R e s er v ati o n is t h e a ct of s etti n g a si d e a p orti o n of a v ail a bl e i nfr astr u ct ur e c a p a cit y n e c e s s ar y t o a c c o m m o d at e v ali d i nt er m e di at e or fi n al d e v el o p m e nt or d er s. T y pi c all y, a l o c al c o n c urr e n c y or di n a n c e r e q uir e s t h at p u bli c f a ciliti es a n d s er vi c es t h at ar e n e e d e d t o s u p p ort d e v el o p m e nt b e a v ail a bl e “ c o n c urr e ntl y ” wit h t h e i m p a cts fr o m e a c h d e v el o p m e nt. F a cili ti es a n d s er vi c e s m a y i n cl u d e t h e f oll o wi n g:

Tr a n s p ort ati o n (r o a d w a ys);

P u bli c Tr a n sit;

W at er s u p pl y;

S a nit ar y S e w er a g e;

S oli d w a st e di s p o s al;

Fl o o d pr ot e cti o n;

S c h o ol s; a n d,

P ar k s.

T h e d esi g n at e d c o n c urr e n c y r e vi e w a g e n c y is r e s p o n si bl e f or m ai nt ai ni n g d at a o n t h e c urr e nt l e v el of s er vi c e st a n d ar ds f or t h e p u bli c f a ciliti es a n d s er vi c es. T his will i nf or m f ut ur e d e v el o p m e nt of t h e e x a ct n at ur e of t h e i nfr astr u ct ur e c a p a cit y a v ail a bl e a n d t h e i m p a ct r e q uir e m e nts t h at m a y b e pl a c e d u p o n a gi v e n d e v el o p m e nt.

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T his i n c e nti v e is n ot a si g nifi c a nt f a ct or i n ar e a s t h at m a y alr e a d y h a v e i nfr astr u ct ur e i n pl a c e, s u c h a s ur b a n i nfill ar e a s or ur b a n s er vi c e ar e a s. S m all s c al e d e v el o p m e nts, a s w ell a s t h o s e pr o p o s e d t o b e l o c at e d i n d esi g n at e d t ar g et ar e a s s u c h a s c o m m u nit y r e d e v el o p m e nt ar e a s or e nt er pri s e z o n e s, m a y b e e x e m pt fr o m c o n c urr e n c y r e q uir e m e nts. I n a d diti o n, d e v el o p m e nts l o c at e d wit hi n a d esi g n at e d vi ci nit y t o m a s s tr a n sit s y st e m s, s u c h a s li g ht r ail, m a y al s o b e e x e m pt. It is u p t o t h e c o m m u nit y t o d e ci d e h o w it c a n a s si st aff or d a bl e h o usi n g pr oj e cts i n r es er vi n g i nfr astr u ct ur e c a p a cit y. O n e w a y is t o w ai v e t h e fili n g f e es w hi c h c a n r e d u c e o v er all pr oj e ct c o st s. A n ot h er is t o gi v e c e rtifi e d aff or d a bl e h o u si n g pr oj e cts pri orit y s o t h at t h e a v ail a bilit y of i nfr astr u ct ur e w o ul d n ot b e a r o a d bl o c k t o c o m pl eti n g a pr oj e ct.


N o n ‐ur b a n ar e a s pr o b a bl y will n ot n e e d t hi s t y p e of i n c e nti v e. H o w e v er, i n ur b a n ar e a s w h er e c o n c urr e n c y is a si g nifi c a nt p er mitti n g f a ct or, t h e l o c al g o v er n m e nt will n e e d t o m a k e a c h oi c e i n pri oriti zi n g a v ail a bl e c a p a cit y f or m ar k et r at e, c o m m er ci al or c ertifi e d aff or d a bl e h o usi n g pr oj e ct s.

T h er e c a n b e a c o st diff er e nti al if f e es ar e w ai v e d or d ef err e d t h at c a n aff e ct c a pit al i m pr o v e m e nt pl a n s.

M et h o d ol o g yM et h o d ol o g y

T h e L o c al G o v er n m e nt C o m pr e h e nsi v e Pl a n m ust a d dr e s s t his i n c e nti v e, a s it h a s a n i m p a ct o n s e v er al el e m e nts

i n cl u di n g C a pit al I m pr o v e m e nts, F ut ur e L a n d Us e, I nfr a str u ct ur e, a n d H o u si n g. Fl ori d a St at ut es, S e c. 1 6 3. 3 1 8 0 ( 5)

(f) a ut h ori z e s a l e v el of r eli ef b y all o wi n g l o c al g o v er n m e nts t h at r e q uir e tr a ns p ort ati o n c o n c urr e n c y t o r e d u c e

i m p a ct f e es or l o c al a c c e s s f or aff or d a bl e or w or kf or c e h o usi n g .

A pr o c e d ur e f or t h e c ertifi c ati o n of pr oj e cts a s aff or d a bl e is e s s e nti al t o e ns ur e t h at t his pr o vi si o n is u s e d pr o p erl y

wit h t h e i nt e n d e d r e s ult s.

S a m pl eS a m pl e t e xtt e xt f orf or C o m pr e h e nsi v eC o m pr e h e nsi v e Pl a nPl a n

1 4. 0 5 R e s er v ati o n of I nfr a str u ct ur e. T h e J uris di cti o n m ai nt ai ns t h e ri g ht t o r e s er v e i nfr a str u ct ur e c o n c urr e n c y f or c ertifi e d aff or d a bl e h o u si n g pr oj e ct s.

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Strategy: Accessory dwelling units Florida Statute 420.9076 (4) (e): “The allowance of affordable accessory residential units in residential zoning districts.”

Relevant Statutes

Florida Statute 163.31771 Accessory dwelling units. (1) The Legislature finds that the median price of homes in this state has increased steadily over the last decade and at a greater rate of increase than the median income in many urban areas. The Legislature finds that the cost of rental housing has also increased steadily and the cost often exceeds an amount that is affordable to extremely low‐income, very low‐income, low‐income, or moderate‐income persons and has resulted in a critical shortage of affordable rentals in many urban areas in the state. This shortage of affordable rentals constitutes a threat to the health, safety, and welfare of the residents of the state. Therefore, the Legislature finds that it serves an important public purpose to encourage the permitting of accessory dwelling units in single‐family residential areas in order to increase the availability of affordable rentals for extremely low‐income, very low‐income, low‐income, or moderate‐income persons.

Purpose

An accessory dwelling unit (ADU) is a residential unit that is secondary to the primary residence of the homeowner. It can be an apartment within the primary residence or it can be an attached or freestanding home on the same lot as the primary residence. The concept of an accessory dwelling unit is to have an additional complete residence, meaning a place for sleeping, bathing, and eating independent of the primary home. These smaller housing units are typically infill units built where there is existing infrastructure, making greater use of the already developed land. The ADU offers an incentive for infill development, which uses existing infrastructure and can provide affordable housing for low‐ and moderate‐income households. Allowing accessory dwelling units could, in theory, become a popular, successful incentive strategy, since ADUs offer a viable alternative to single‐family homes in the traditional sense. Removing the land use barriers which prevent accessory dwelling units from being built may be all that local government needs to do for affordable accessory dwelling units to be built. An accessory dwelling unit creates affordable housing in two ways: the secondary (accessory) dwelling is a small rental unit that will ordinarily rent at a price within the means of lower‐income persons; at the same time, the rental income from the accessory dwelling unit can render the primary residence more affordable by virtue of the income it generates for the resident owner of the primary residence. The American Association of Retired Persons (AARP) sees that the use of ADUs can assist the elderly to “age in place.” The owner of a primary house and ADU may choose to live in the smaller unit and rent out what was the primary residence, if permitted locally. For a single elderly homeowner living on a fixed income, this arrangement can provide the perfect affordable living solution: a more appropriately sized living space and a higher rental income. ADUs are particularly well suited for the lower‐income elderly because in addition to increasing affordability, the elderly homeowner may also obtain companionship and needed services from the tenant in the ADU. Since the purpose in permitting accessory dwelling units is to increase the supply of affordable housing, local governments should place conditions upon the use of ADUs to avoid an “illegal use” such as a Bed and Breakfast. Local governments could use a loan program to assist in developing the unit, as an effective way to assure affordability through a recorded land use restriction agreement made in conjunction with the loan.

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A c c e s s or y d w elli n g u nits c a n b e a v er y attr a cti v e i n c e nti v e f or si n gl e ‐f a mil y h o m e o w n ers w h o wi s h t o t a k e a d v a nt a g e of t h e o p p ort u nit y t o i n cr e a s e t h e d e nsit y of t h eir h o m est e a d.

T h e pr e mis e of t h e A D U is t h at r e si d e nt s w o ul d b e s m all h o us e h ol ds, p er h a ps s e ni or s or si n gl es wit h l o w er i n c o m e or a di s a bili t y.

It is p o s si bl e t h at if n ot m o nit or e d r e g ul arl y, t h es e u nits c o ul d b e u s e d a s v a c ati o n r e nt als t h at w o ul d b e a m or e i nt e n si v e u s e t h a n ori gi n all y c o nt e m pl at e d. A n ot h er u ni nt e n d e d u s a g e w o ul d b e st u d e nt h o usi n g. E v e n s o, t h e A D U a s a “ti n y h o m e, ” d u pl e x or tri pl e x c a n i n cr e a s e t h e s u p pl y of aff or d a bl e h o usi n g w hil e al s o pr o vi di n g a h o m e o w n er wit h e xtr a i n c o m e.

I n pl a n ni n g t o u s e t his i n c e nti v e, it is i m p ort a nt t h at m e as ur es ar e t a k e n t o a v oi d a b u s e of w h at c a n b e a si g nifi c a nt s o ur c e of aff or d a bl e h o u si n g a n d o n e t h at m a y n ot r e q uir e fi n a n ci al s u b si di e s.


Virt u all y all A D U or di n a n c e s r e q uir e t h e o w n er t o r e si d e i n eit h er t h e pri m ar y or t h e s e c o n d ar y u nit.

Si z eSi z e r e g ul ati o ns:r e g ul ati o ns: C o n si d er st a n d ar ds t o m ai nt ai n t h e a e st h eti c i nt e grit y of t h e si n gl e ‐f a mil y n ei g h b or h o o d. P erf or m a n c e st a n d ar ds m a y w or k b ett er t h a n ar bitr ar y si z e li mit ati o ns t o a d dr e s s n ei g h b or h o o d c o n c er ns.

O c c u p a n c yO c c u p a n c y r estri cti o nsr estri cti o ns: S o m e or di n a n c es m a y pr es cri b e t h e m a xi m u m n u m b er of p e o pl e w h o c a n li v e i n t h e A D U or t h e t y p e of r e nt er s, s u c h a s li miti n g t h e r e nt al t o el d erl y or v er y l o w‐i n c o m e h o us e h ol ds.

A D Us t h at ar e b uilt wit h S HI P f u n ds m u st c o m pl y wit h all S HI P r e nt al r e g ul ati o n s f or t h e a c c e s s or y u nit. St aff m u st i m pl e m e nt a m o nit ori n g pl a n t o m o nit or a n A D U a n n u all y t o d et er mi n e if t h e r esi d e nt is still i n c o m e eli gi bl e.

W ai v er of i m p a ct f e e s or i m p a ct f e e b a s e d o n s q u ar e f o ot a g e r at h er t h a n b y u nit m a y b e r e q uir e d t o m a k e a n A D U fi n a n ci all y f e asi bl e.

E x a m pl eE x a m pl e

Citr usCitr us C o u nt yC o u nt y T h e f oll o wi n g t e xt c o m es fr o m t h e C o u nt y’ s l a n d d e v el o p m e nt c o d e. It p er mits A D Us o n l ots t h at ar e o n e a cr e or l ar g er, si n c e t h e C o u nt y w a nts t o e ns ur e pr o p er s p a ci n g t o all o w f or w ell a n d s e pti c r e q uir e m e nts. 4 4 5 1. A c c e s s or y D w elli n g U nits

A. “ A c c e s s or y d w elli n g u nit ” m e a ns a n a n cill ar y or s e c o n d ar y li vi n g u nit t h at h a s a s e p ar at e kit c h e n, b at hr o o m, a n d sl e e pi n g ar e a, e xisti n g eit h er wit hi n t h e s a m e str u ct ur e or o n t h e s a m e l ot, a s t h e pri m ar y d w elli n g u nit. T h e p ur p o s e of t his s e cti o n is t o pr o vi d e f or i n e x p e nsi v e h o usi n g u nits. St a n d ar ds ar e d esi g n e d t o pr ot e ct a dj a c e nt pr o p erti es fr o m a d v ers e i m p a ct as w ell as t o pr ot e ct t h e g e n er al p u bli c. A c c ess or y d w elli n g u nits s h all e n h a n c e a n d b e c o m p ati bl e wit h t h e n ei g h b or h o o d i n w hi c h t h e y ar e l o c at e d.

B. G e n er al R e q uir e m e nts. All a c c e s s or y d w elli n g u nits s h all m e et t h e f oll o wi n g st a n d ar d s: 1. N o m or e t h a n o n e a c c e s s or y d w elli n g u nit s h all b e p er mitt e d o n a n y o n e r esi d e nti al l ot. 2. T h e li vi n g ar e a of a n a c c e s s or y u nit s h all b e a m a xi m u m of 4 0 % of t h e pri n ci p al r esi d e n c e or 7 5 0

s q u ar e f e et, w hi c h e v er is l e s s. T h e a c c e s s or y u nit s h all c o nt ai n n o m or e t h a n t w o b e dr o o m s.

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3. T h e pr o p o s e d w at er s u p pl y a n d s e w a g e di s p o s al f a ciliti es m u st b e a d e q u at e f or t h e pr oj e ct e d n u m b er of r esi d e nts, a s d et er mi n e d b y t h e St at e of Fl ori d a D e p art m e nt of H e alt h a n d/ or Citr us C o u nt y Utiliti es.

C. Att a c h e d A c c e s s or y D w elli n g U nits. Att a c h e d a c c e s s or y d w elli n g u nits m a y b e all o w e d i n si n gl e f a mil y

h o m e s, t hr o u g h a L e v el I r e vi e w, pr o vi d e d t h at A L L of t h e f oll o wi n g r e q uir e m e nts s h all b e m et:

1. A n y att a c h e d a c c e s s or y u nit s h all b e l o c at e d wit hi n t h e pri n ci p al str u ct ur e. Pri n ci p al str u ct ur e s h all b e c o nstr u e d t o m e a n a d w elli n g u nit or h o us e l o c at e d o n a l ot, a n d n ot a n y ot h er a c c e s s or y str u ct ur e. A n a c c e s s or y d w elli n g u n it s h all b e c o n str u e d t o b e d et a c h e d fr o m a pri n ci p al str u ct ur e if c o n n e ct e d o nl y b y a br e e z e w a y, r o of e d p a s s a g e, or si mil ar str u ct ur e, a n d s h all b e s u bj e ct t o a L e v el II C o n diti o n al Us e pr o c e s s p urs u a nt t o S e cti o n 4 4 5 1. D.

2. T h e att a c h e d a c c e s s or y d w elli n g u nit s h all b e l o c at e d a n d d e si g n e d n ot t o i nt erf er e wit h t h e a p p e ar a n c e of t h e pri n ci p al str u ct ur e a s a o n e ‐f a mil y d w elli n g u nit. T h e att a c h e d a c c e s s or y d w elli n g u nit m a y o c c u p y t h e fir st or s e c o n d st or y of a t w o‐st or y r e si d e n c e.

3. A L e v el II C o n diti o n al Us e p urs u a nt t o L D C S e cti o n 4 4 5 1. D s h all b e r e q uir e d f or a n a c c e s s or y d w elli n g u nit w h e n a n y of t h e r e q uir e m e nts i n C. 1 t hr o u g h C. 2 c a n n ot b e m et.

4. A n affi d a vit r e g ar di n g r e nt al at a n aff or d a bl e r at e is N O T r e q uir e d f or a n att a c h e d a c c e s s or y d w elli n g u nit.

D. D et a c h e d A c c e s s or y D w elli n g U nits. D et a c h e d a c c e s s or y d w elli n g u nits m a y b e all o w e d, t hr o u g h a L e v el II C o n diti o n al Us e, s u bj e ct t o t h e f oll o wi n g s u p pl e m e nt al st a n d ar d s: 1. D et a c h e d a c c e s s or y d w elli n g u nit. A d e t a c h e d a c c e s s or y d w elli n g u nit m a y b e c o m pl et el y d et a c h e d

fr o m a pri n ci p al str u ct ur e or c o n n e ct e d b y a br e e z e w a y, r o of e d p a s s a g e, or si mil ar str u ct ur e. T h e a c c e s s or y u nit s h all n ot b e s ol d s e p ar at el y a n d m a y b e r e nt e d.

2. Pri n ci p al str u ct ur e. A si n gl e ‐f a mil y d w elli n g e xists o n t h e l ot of r e c or d or w ill b e c o nstr u ct e d i n c o nj u n cti o n wit h t h e a c c e s s or y u nit.

3. O c c u p a n c y. T h e pr o p ert y o w n er m u st o c c u p y eit h er t h e pri n ci p al or a c c e s s or y d w elli n g u nit. T h e o c c u p a n c y of t h e a c c e s s or y u nit s h all b e li mit e d t o t w o a d ults a n d t h eir c hil dr e n.

4. L ot si z e. D et a c h e d a c c e s s or y d w elli n g u nit s m a y b e d e v el o p e d o n a n y l ot of r e c or d t h at is o n e a cr e or m or e i n si z e.

5. S et b a c ks. S et b a c ks f or a c c e s s or y d w elli n g u nits s h all m e et s et b a c k s f or a c c e s s or y str u ct ur es, p urs u a nt t o L D C S e cti o n 4 4 2 0.

6. D esi g n. T h e a c c e s s or y u nit s h all b e si mil ar t o t h e pri m ar y r esi d e n c e i n e xt eri or w all m at eri al s, wi n d o w t y p es, d o or a n d wi n d o w tri ms, r o of m at eri al s a n d r o of pit c h.

7. H ei g ht. D et a c h e d a c c e s s or y d w elli n g u nit s s h all b e li mit e d t o o n e st or y, e x c e pt t h at t h e y m a y o c c u p y t h e s e c o n d st or y a b o v e a d et a c h e d g ar a g e.

8. S cr e e ni n g. L a n ds c a pi n g a n d f e n ci n g s h all pr o vi d e pri v a c y f or, a n d b e c o m p ati bl e wit h, a dj a c e nt pr o p erti es.

9. S u p pl e m e nt al D esi g n St a n d ar ds i n a n y a d o pt e d S p e ci al O v erl a y Di stri ct. A c c e s s or y u nits s h all c o m pl y wit h all s u p pl e m e nt al d esi g n st a n d ar d s a p pli c a bl e t o r esi d e nti al pr oj e cts.

1 0. L o c ati o n li mit ati o ns. D et a c h e d a c c e s s or y d w elli n g u nits s h all n ot b e l o c at e d i n t h e f oll o wi n g ar e a s, a s a d o pt e d i n t h e L D C a n d t h e L D C Atl a s:

a. I nsi d e t h e C o a st al Hi g h H a z ar d Ar e a ( C H H A). b. I nsi d e t h e 5 ‐mil e r a di us o v erl a y z o n e ar o u n d t h e Cr y st al Ri v er P o w er Pl a nt.

1 1. C o m pli a n c e. T h e f oll o wi n g s h all b e s u b mitt e d wit h t h e C o n diti o n al u s e a p pli c ati o n f or a d et a c h e d a c c e s s or y d w elli n g:

a. A sit e pl a n a n d el e v ati o n dr a wi n g s, of b ot h t h e pri m ar y a n d a c c e s s or y d w elli n g u nits, s h all b e s u b mitt e d t o e ns ur e t h at t h e d e v el o p m e nt st a n d ar d s r e q uir e d h er ei n ar e a d h er e d t o.

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b. A n affi d a vit s h all b e s u b mitt e d w hi c h att ests t h at t h e a c c e s s or y u nit or t h e pri m ar y u nit is r e nt e d at a n aff or d a bl e r at e t o a v er y ‐l o w‐i n c o m e, l o w‐i n c o m e, or m o d er at e ‐i n c o m e p er s o n s. Aff or d a bl e r at e is a s d efi n e d i n L a n d D e v el o p m e nt C o d e S e cti o n 1 5 0 0.

c. C o n str u cti o n of aff or d a bl e a c c e s s or y u ni ts t h at i n cl u d e s p u bli c/ pri v at e p art n er s hi p s, s u c h a s “ H a bit at f or H u m a nit y ”, ar e e n c o ur a g e d.

S a m pl eS a m pl e t e xtt e xt f orf or t h et h e H o usi n gH o usi n g El e m e ntEl e m e nt T h e f oll o wi n g l a n g u a g e m a y b e a d d e d t o t h e H o u si n g El e m e nt. 1. 2 O bj e cti v e: Pr o vi d e f or t h e a p pr o v al of a c c e s s or y d w elli n g u nit s s u b or di n at e t o si n gl e f a mil y h o m es t h at ar e l o c at e d i n A gri c ult ur al ( 2. 5 a n d 5), R esi d e nti al Est at e, R esi d e nti al S u b ur b a n, R esi d e nti al Ur b a n a n d Mi x e d ‐Us e D e v el o p m e nt l a n d u s e c at e g ori e s. T h e f oll o wi n g p oli ci es s h all a p pl y t o a c c e s s or y d w elli n g u nits:

1. 2. 1 A c c e s s or y d w elli n gs s h all b e s u b or di n at e t o t h e pri m ar y d w elli n g a n d n ot e x c e e d 5 0 % of t h e t ot al s q u ar e f o ot ar e of t h e pri m ar y d w elli n g a n d i n n o c a s e m a y e x c e e d 1, 2 0 0 t ot al s q u ar e f e et.

1. 2. 2 A c c e s s or y d w elli n gs b y n at ur e ar e aff or d a bl e a n d ar e n ot s u bj e ct t o a n y t e sts f or aff or d a bilit y t o l o w er i n c o m e r e si d e nt s.

1. 2. 3 A c c e s s or y d w elli n g u nits m a y b e att a c h e d t o t h e pri m ar y d w elli n g or d et a c h e d. T h e y m u st b e ar c hit e ct ur all y c o m p ati bl e a n d c o m pl y wit h all s et b a c ks a n d ot h er p erf or m a n c e st a n d ar d s.

1. 2. 4 A c c e s s or y d w elli n gs ar e n ot p er mitt e d o n b arri er i sl a n d s.

S a m pl eS a m pl e t e xtt e xt f orf or t h et h e F ut ur eF ut ur e L a n dL a n d Us eUs e El e m e ntEl e m e nt 1 4. 0 7 A c c e s s or y d w elli n g u nits ar e p er missi bl e a s a s u b or di n at e u nit t o si n gl e f a mil y h o m e s t h at ar e l o c at e d i n A gri c ult ur al ( 2. 5 a n d 5), R e si d e nti al Est at e, R esi d e nti al S u b ur b a n, R esi d e nti al Ur b a n a n d Mi x e d ‐Us e D e v el o p m e nt l a n d u s e c at e g ori e s. T h e f oll o wi n g p oli ci es s h all a p pl y t o a c c e s s or y d w elli n g u nit s:

1 4. 0 7. 0 1 A c c e s s or y d w elli n gs s h all b e s u b or di n at e t o t h e pri m ar y d w elli n g a n d n ot e x c e e d 5 0 % of t h e t ot al s q u ar e f o ot ar e of t h e pri m ar y d w elli n g a n d i n n o c as e m a y e x c e e d 1, 2 0 0 t ot al s q u ar e f e et. T h e a c c e s s or y u nit n e e d n ot b e att a c h e d t o t h e pri m ar y d w elli n g u nit. 1 4. 0 7. 0 2 A c c e s s or y d w elli n gs b y n at ur e ar e aff or d a bl e a n d ar e n ot s u bj e ct t o a n y t ests f or aff or d a bilit y t o l o w er i n c o m e r e si d e nt s. 1 4. 0 7. 0 3 A c c e s s or y d w elli n g u nits m a y b e att a c h e d t o t h e pri m ar y d w elli n g or d et a c h e d. T h e y m u st b e ar c hit e ct ur all y c o m p ati bl e a n d c o m pl y wit h all s et b a c ks a n d ot h er p erf or m a n c e st a n d ar d s. 1 4. 0 7. 0 4 A c c e s s or y d w elli n gs ar e n ot p er mitt e d o n b arri er i sl a n d s.

A d diti o n alA d diti o n al r es o ur c esr es o ur c es r el at e dr el at e d t ot o a c c ess or ya c c ess or y d w elli n gd w elli n g u nitsu nits

A c c e s s or y D w elli n g U nits M o d el L o c al Or di n a n c e, P u bli c P oli c y I n stit ut e, A m eri c a n Pl a n ni n g A s s o ci ati o n

A A R P e n g a g e d t h e A P A t o d e v el o p a m o d el st at e a ct a n d l o c al or di n a n c e a s a r e s o ur c e f or m e eti n g t h e aff or d a bl e n e e ds of el d er A m eri c a ns.

M u ni ci p al R e s e ar c h & S er vi c e C e nt er of W as hi n gt o n: A c c e s s or y D w elli n g U nits Iss u es a n d O pti o ns

htt p:// mrs c. or g/ g et m e di a/ 5 4 c 0 5 8 a 5 ‐4 d 5 7 ‐4 1 9 2 ‐a 2 1 4 ‐1 5f 2f a 5 a c 1 2 3/ A c c e s s or y ‐D w elli n g ‐U nits. p df. as p x ? e xt =. p df

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Str at e g y:Str at e g y: R e d u cti o nR e d u cti o n ofof p ar ki n gp ar ki n g a n da n d s et b a c ks et b a c k r e q uir e m e ntsr e q uir e m e nts Fl ori d a St at ut e 4 2 0. 9 0 7 6 ( 4) ( g): “ T h e r e d u cti o n of p ar ki n g a n d s et b a c k r e q uir e m e nts f or aff or d a bl e h o usi n g. ”


T h e m o difi c ati o n of p ar ki n g a n d s et b a c k r e q uir e m e nts c a n r e s ol v e is s u es a n aff or d a bl e h o u si n g pr oj e ct mi g ht h a v e i n d esi g n a n d siti n g i n a n i nfill ar e a. W hil e t h e i nt e nt of s et b a c ks is t o cr e at e c o nsist e n c y i n b uil di n g m a s si n g a n d t o pr e s er v e si g ht lin e s, utilit y e a s e m e nt s, or f ut ur e ri g hts of w a y, t h er e ar e m a n y c as es w h e n t h e m o difi c ati o n of t h es e r e q uir e m e nts c a n r e s ult i n s uffi ci e nt l a n d ar e a f or t h e d e v el o p m e nt. T h e r es ult of tr a diti o n al d e e p s et b a c k r e q uir e m e nts ar e l ar g e l ot si z es a n d w h e n c o m bi n e d wit h mi ni m u m d w elli n g si z es r e s ult i n n ei g h b or h o o d s t h at ar e pri c e d o ut of r a n g e t o l o w er‐i n c o m e r e si d e nt s. S et b a c k r e q uir e m e nts t h at ar e r e d u c e d f or aff or d a bl e h o u si n g pr oj e cts c a n r es ult i n m or e i nt e gr at e d n ei g h b or h o o d s, a s w ell a s m a ki n g t h e m m or e a c c e s si bl e t o s h ar e d li vi n g arr a n g e m e nt s. S o m e h o u si n g d e v el o p m e nts —i n cl u di n g t h o s e f o c us e d o n h o usi n g f or el d erl y r esi d e nts or p e o pl e wit h dis a biliti es — m a y b e n efit fr o m a r e d u cti o n i n t h e r e q uir e d n u m b er of p ar ki n g s p a c es r e q uir e d b y t h e l a n d u s e c o d e. Si mil arl y, b uil d er s m a y b e n efit fr o m t h e fl e xi bilit y i n d e si g n t h at c o m e s wit h r e d u cti o ns i n s et b a c k r e q uir e m e nts f or t h e si d es of a l ot. Alt h o u g h 1 5 ‐f o ot si d e s et b a c k r e q uir e m e nt s ar e c o m m o n, all o wi n g s m all er s et b a c ks m a y off er m or e fr e e d o m w h e n arr a n gi n g a h o m e o n a l ot. O n e e x a m pl e of fl e xi bl e l ot c o nfi g ur ati o n is z er o ‐l ot‐li n e c o nfi g ur ati o n. T his o pti o n c o ul d all o w a b uil d er t o l o c at e t w o n ei g h b ori n g h o u s e s b a c k ‐t o‐b a c k, wit h a c o m m o n w all b et w e e n t h e m o n t h e l ot li n e, s oli d all t h e w a y t o t h e g a bl e . I n t his d esi g n, t h e l ot li n e is t h e pr o p ert y li n e f or p ur p os es of t h e l e g al d es cri pti o n, a n d s o t his c o nfi g ur ati o n is n ot c o nsi d er e d m ulti ‐f a mil y h o usi n g. T h es e m o difi c ati o ns n e e d t o b e r e vi e w e d o n a c a s e b y c a s e b a si s.


It is i m p ort a nt t h at t h e r el a x ati o n of c ert ai n d e v el o p m e nt r e g ul ati o ns d o es n ot h a v e a n e g ati v e vi s u al or f u n cti o n al r es ult.

It is i m p ort a nt t o d et er mi n e w h et h er t h e pr o p o s e d pr oj e ct is r e q uir e d t o r e m ai n i n t h e pr o p o s e d u s e f or a l o n g p eri o d of ti m e a n d t h at a str at e g y b e i n pl a c e t o r e v ert t o ori gi n al st a n d ar ds if t h e u s e is n ot c o nti n u e d. T hi s is a pr a cti c al m att er t h at s h o ul d b e r e s ol v e d b y t h e r e vi e w er s.


Cit yCit y ofof Orl a n d oOrl a n d o N ei g h b or h o o dN ei g h b or h o o d C o m p ati bilit yC o m p ati bilit y R e vi e wR e vi e w Crit eri aCrit eri a . B e c a u s e alt er n ati v e h o usi n g d e v el o p m e nt p er mits si g nifi c a ntl y r e d u c e d fr o nt‐ a n d r e ar‐y ar d s et b a c k s, t h es e d e v el o p m e nt st a n d ar ds m a y, i n s o m e i n st a n c e s, b e i ns uffi ci e nt t o e ns ur e c o m p ati bilit y wit h t h e s urr o u n di n g bl o c k f a c e. I n or d er t o e ns ur e t h at t h e d e si g n of a n e xisti n g pl att e d i nfill l ot utili zi n g alt er n ati v e h o u si n g d e v el o p m e nt r e m ai n s c o m p ati bl e wit h e xisti n g d e v el o p m e nt wit hi n t h e bl o c k f a c e, t h e T e c h ni c al R e vi e w C o m mitt e e ( T R C) s h all i s s u e a writt e n r e p ort d et er mi ni n g w h et h er t h e u s e of t h e alt er n ati v e d e v el o p m e nt st a n d ar ds will h a v e a si g ni fi c a ntl y gr e at er n e g ati v e i m p a ct o n t h e bl o c k f a c e t h a n i nfill d e v el o p m e nt d e v el o p e d i n a c c or d a n c e wit h t h e g e n er al d e v el o p m e nt st a n d ar d s of t h e a p pli c a bl e z o ni n g distri ct. T h e c o m p ari s o n s h all b e b a s e d u p o n a c o m p ari s o n of t h e pr o p o s e d i nfill d e v el o p m e nt utili zi n g t h e alt er n ati v e d e v el o p m e nt st a n d ar d s, t h e g e n er al d e v el o p m e nt st a n d ar ds of t h e a p pli c a bl e z o ni n g distri ct, a n d t h e e xisti n g d e v el o p m e nt wit hi n t h e s urr o u n di n g bl o c k f a c e a n d s h all a d dr e s s:

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W h et h er t h e pr o p o s e d b uil di n g s et b a c k s v ar y si g nifi c a ntl y fr o m t h e a p pli c a bl e z o ni n g r e q uir e m e nts a n d t h e e xisti n g s et b a c ks wit hi n t h e bl o c k f a c e;

W h et h er t h e pr o p o s e d b uil di n g e n v el o p e is a p pr o pri at e f or t h e bl o c k f a c e a n d f or t h e wi dt h a n d d e pt h of t h e i nfill l ot;

W h et h er b uil di n g s et b a c k s si g nifi c a ntl y d e cr e as e si g ht ‐li n e s e p ar ati o n b et w e e n b uil di n g sit e s; a n d

W h et h er t h e m a s si n g of t h e pr o p o s e d infill d e v el o p m e nt is a p pr o pri at e f or t h e s urr o u n di n g bl o c k f a c e.

N ei g h b or h o o dN ei g h b or h o o d C o m p ati bilit yC o m p ati bilit y R e vi e wR e vi e w Fi n di n gs.Fi n di n gs. T h e T e c h ni c al R e vi e w C o m mitt e e s h all i s s u e writt e n fi n di n gs of i m p a ct at a n y ti m e b ef or e t h e i s s u a n c e of alt er n ati v e d e v el o p m e nt a p pr o v al. If a si g nifi c a nt n e g ati v e i m p a ct is pr es e nt, t h e T R C s h all d e n y t h e r e q u e st or, a s a c o n diti o n of alt er n ati v e d e v el o p m e nt a p pr o v al, s h all r e q uir e c o m pli a n c e wit h e n h a n c e d d e v el o p m e nt st a n d ar ds t o r e m o v e t h e n e g ati v e i m p a ct. S u c h e n h a n c e d d e v el o p m e nt st a n d ar ds m a y i n cl u d e i n cr e a s e d b uil di n g s et b a c k s, r e d u c e d b uil di n g m assi n g, a n d/ or r e ori e nt ati o n of t h e b uil di n g. W h e n e v er t h e a p pli c a nt dis a gr e es wit h t h e d e ci si o n of t h e T R C or a n y c o n diti o ns a n d s af e g u ar d s i m p o s e d b y t h e T R C, t h e d e v el o p er m a y el e ct t o a p p e al t h e a p pli c ati o n t o t h e M u ni ci p al Pl a n ni n g B o ar d ( M P B). S u c h a p p e al s h all b e fil e d wit hi n 1 0 d a y s of t h e T R C d e cisi o n or d et er mi n ati o n. T h e M P B s h all r e vi e w t h e d e cisi o n a n d a p pr o v e, d e n y, a p pr o v e wit h m o difi c ati o ns or r ef er t h e m att er b a c k t o t h e T R C f or f urt h er c o n si d er ati o n b a s e d o n s p e cifi c i nstr u cti o ns. If t h e T R C d et er mi n es t h at t h er e is n o n e g ati v e i m p a ct, or if t h e d e v el o p er a gr e e s t o c o m pl y wit h e n h a n c e d d e v el o p m e nt st a n d ar d s s et b y t h e T R C, t h e n t h e d e v el o p er n e e d o nl y s u b mit all n e c e s s ar y d o c u m e nts f or b uil di n g p er mitti n g i n a c c or d a n c e wit h t h e T R C a p pr o v al a n d t h e r e q uir e m e nts of C h a pt er 6 5, P art 2 C.

S et b a c ksS et b a c ks Pri n ci p alPri n ci p al b uil di n gb uil di n g s et b a c ks.s et b a c ks. E x c e pt a s ot h er wi s e s p e cifi c all y p er mitt e d, t h e f oll o wi n g st a n d ar ds s h all a p pl y. T h e fr o nt y ar d s et b a c k s h all b e m e a s ur e d fr o m t h e f a c e of t h e str u ct ur e t o t h e pr o p ert y li n e or, if pr es e nt, t h e cit y s er vi c es e a s e m e nt. If t h e D e v el o p er el e cts a 0 ‐ft. si d e y ar d s et b a c k, t h e pr oj e ct s h all b e pl att e d a s a z er o ‐l ot‐li n e, z ‐l ot, or Att a c h e d D w elli n g d e v el o p m e nt utili zi n g t h e Alt er n ati v e D e v el o p m e nt st a n d ar d s. F or z er o ‐l ot‐li n e or z ‐l ot d e v el o p m e nt, a c c es s a n d m ai nt e n a n c e e a s e m e nt s s h all b e r e q uir e d i n a c c or d a n c e wit h t h e z er o ‐l ot‐li n e d e v el o p m e nt st a n d ar d s. F or Att a c h e d D w elli n g d e v el o p m e nt, t h er e s h all b e n o mi ni m u m b uil di n g s e p ar ati o n r e q uir e m e nt; h o w e v er, a mi ni m u m p eri m et er s et b a c k of 1 0 ft. s h all b e r e q uir e d i n a c c or d a n c e wit h t h e Att a c h e d D w elli n g d e v el o p m e nt st a n d ar d s.

S a m pl eS a m pl e t e xtt e xt f orf or C o m pr e h e nsi v eC o m pr e h e nsi v e Pl a nPl a n f orf or p ar ki n gp ar ki n g r eli efr eli ef 1 4. 0 61 4. 0 6 P ar ki n gP ar ki n g r eli efr eli ef. P ar ki n g r e q uir e m e nt s f or aff or d a bl e h o usi n g pr oj e cts s h all b e c o nsi d er e d o n a c a s e b y c a s e b a si s a d mi nistr ati v el y wit h c o nsi d er ati o n of t h e d e m o gr a p hi cs of t h e i nt e n d e d r esi d e nts of t h e pr o p ert y, t h e a v ail a bilit y of m a s s tr a nsit or off ‐sit e p ar ki n g.

S a m pl eS a m pl e f orf or str e etstr e et p ar ki n gp ar ki n g alt er n ati v ealt er n ati v e

P ar ki n gP ar ki n g r eli efr eli ef P ar ki n g r e q uir e m e nt s s h all b e c o nsi d er e d o n a c a s e b y c a s e b a si s a d mi ni str ati v el y wit h c o nsi d er ati o n of t h e a v ail a bilit y of m a s s tr a nsit or off ‐sit e p ar ki n g.

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Str at e g y:Str at e g y: Fl e xi bl eFl e xi bl e l otl ot c o nsi d er ati o nsc o nsi d er ati o ns Fl ori d a St at ut e 4 2 0. 9 0 7 6 ( 4) (f): “ T h e all o w a n c e of fl e xi bl e l ot c o nfi g ur ati o ns, i n cl u di n g z er o ‐l ot li n e c o nfi g ur ati o ns f or aff or d a bl e h o usi n g. ”


Mi ni m u m p ar c el/ l ar g e l ot a n d s et b a c k r e q uir e m e nts pr e v e nt d e v el o p m e nt of s m all er h o m es. D e v el o p m e nt r e g ul ati o ns t h at i n cl u d e st a n d ar ds s u c h a s l ar g e l ot a n d s et b a c k r e q uir e m e nts pr e v e nt t h e d e v el o p m e nt of s m all er h o m e s. A z er o ‐l ot li n e i n c e nti v e all o w s a b uil d er t o pl a c e a u nit o n t h e e d g e of t h e si d e b o u n d ar y of t h e l ot. T his e x p os es a si g nifi c a nt stri p of us a bl e l a n d o n t h e ot h er si d e b o u n d ar y, w hi c h t h e h o m e o w n er m a y b e a bl e t o us e i n s o m e w a y.


Gr a nti n g r eli ef f or l ot c o nfi g ur ati o ns s h o ul d b e m a d e o n a c a s e b y c a s e b a si s t o a v oi d u ni nt e n d e d n e g ati v e i m p a cts o n t he a p p e ar a n c e a n d f u n cti o n alit y of a l ot a n d t h e str e ets c a p e.

S et b a c k r eli ef f or t h e i n st all ati o n of a c c e ssi bilit y m o difi c ati o n s, s u c h a s a r a m p t h at m u st b e b uilt wit hi n a s et b a c k, s h o ul d b e b y a d mi nistr ati v e a p pr o v al. T his r e q u e st is i n t h e f or m of a r e a s o n a bl e a c c o m m o d ati o n a n d s h o ul d b e tr e at e d a s s u c h.


T h e a v ail a bilit y of alt er n ati v e sit e crit eri a s h o ul d b e i n cl u d e d i n t h e z o ni n g a n d l a n d d e v el o p m e nt r e g ul ati o ns wit h a s p e cifi c pr o c e d ur e f or r e vi e w a n d a p pr o v al. T h e a p pr o v al s h o ul d b e a d mi ni str ati v e a n d n ot r e q uir e a p u bli c h e ari n g.


Cit yCit y ofof Orl a n d oOrl a n d o

Sit eSit e d esi g nd esi g n i n c e nti v es:i n c e nti v es: C ertifi e d aff or d a bl e h o usi n g pr oj e cts or pr oj e cts wit h a mi ni m u m of 2 0 % aff or d a bl e h o usi n g u nits ar e eli gi bl e f or fl e xi bilit y a n d a d mi ni str ati v e r eli ef f or sit e d esi g n el e m e nts. T his is t o all o w f or t h e a d diti o n al d e nsit y p er mitt e d t hr o u g h t h e i n cl usi o n ar y or di n a n c e. D e v el o p m e nts s u b mitt e d u n d er c o n v e nti o n al z o ni n g s h all r e c ei v e t h e s a m e fl e xi bilit y i n i nt er pr et ati o n of t h e p erf or m a n c e st a n d ar d s a s a Pl a n n e d U nit D e v el o p m e nt. A d mi nistr ati v e r eli ef m a y b e gr a nt e d f or all as p e cts of t h e D e v el o p m e nt R e vi e w Pr o c e d ur es pr o vi d e d t h e o v er all d e v el o p m e nt is c o nsist e nt wit h t h e C o m pr e h e n si v e Pl a n. O p e nO p e n s p a c e:s p a c e: A 5 0 % o p e n s p a c e r e q uir e m e nt r e d u cti o n is p er missi bl e f or c ertifi e d aff or d a bl e h o usi n g pr oj e cts.

S et b a c ksS et b a c ks :: S et b a c ks f or c ertifi e d aff or d a bl e h o usi n g pr oj e cts m a y b e v ari e d or r e d u c e d fr o m st a n d ar d r e q uir e m e nts

o n a c a s e b y c a s e b a si s a n d a p pr o v e d a d mi ni str ati v el y b y t h e Gr o wt h M a n a g e m e nt dir e ct or. Z er oZ er o ‐‐l otl ot li n eli n e d e v el o p m e nt:d e v el o p m e nt: C ertifi e d aff or d a bl e h o u si n g pr oj e cts m a y r e q u e st z er o ‐l ot li n e c o nfi g ur ati o ns o n a c a s e b y c a s e b a si s w h er e a n d a p pr o v e d a d mi nistr ati v el y b y t h e Gr o wt h M a n a g e m e nt dir e ct or.

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Str at e g y:Str at e g y: M o difi c ati o nM o difi c ati o n ofof str e etstr e et r e q uir e m e ntsr e q uir e m e nts Fl ori d a St at ut e 4 2 0. 9 0 7 6 ( 4) ( h): “ T h e m o difi c ati o n of str e et r e q uir e m e nts f or aff or d a bl e h o u si n g. ”

P ur p os eP ur p os e T h e m o difi c ati o n of str e et r e q uir e m e nts c a n r e d u c e d e v el o p er c o st s. A n aff or d a bl e h o usi n g d e v el o p m e nt m a y b e n efit fr o m m o difi c ati o ns t o str e et r e q uir e m e nts i n t h e l a n d u s e c o d e. M o difi c ati o ns m a y fr e e u p l a n d f or l ots a n d m a y all o w f or m or e fl exi bl e d esi g n. B uil di n g c o d e s li st a n u m b er of r e q uir e m e nts r el at e d t o str e et s: c ur b all o w a n c e s, dr ai n a g e r e q uir e m e nts, utilit y e as e m e nts, r e q uir e m e nts f or a bi k e p at h, a n d/ or p ar ki n g o n b ot h si d es of t h e str e et. A n e x a m pl e ill ustr at es h o w aff or d a bl e h o u si n g m a y b e n efit fr o m m o difi c ati o n of str e et r e q uir e m e nt s: S o m e aff or d a bl e h o usi n g s u b di visi o ns or r e nt al pr o p erti e s m a y b e n efit fr o m a n all o w a n c e f or p ar ki n g o n o nl y o n e si d e of t h e str e et. T his r e d u c es t h e r e q uir e d wi dt h f or t h e r o a d, w hi c h r e d u c es p a v e d ar e a a n d its a c c o m p a n yi n g dr ai n a g e a n d w at er r et e nti o n ar e a r e q uir e m e nt s. B y d esi g ni n g f or p ar ki n g o n o n e si d e of t h e str e et, r at h er t h a n n o str e et p ar ki n g, a d e v el o p er a v oi d s a d esi g n t h at d e v ot es t o o m u c h s p a c e t o p ar ki n g i n a g ar a g e, c ar p ort or els e w h er e o n t h e l ot. T his e x a m pl e d e m o n str at e s t h at t h er e ar e tr a d e‐off s t o b e c o n si d er e d wit h e a c h m o difi c ati o n t o str e et r e q uir e m e nt s.

Oft e n, r e g ul ar z o ni n g c o m es wit h st a n d ar d str e et r e q uir e m e nts. If, h o w e v er, a d e v el o p er c h o o s e s t h e Pl a n n e d U nit D e v el o p m e nt o pti o n, str e et r e q uir e m e nts a n d m or e m a y b e n e g oti at e d. T his a p pr o a c h r e q uir e s a p u bli c h e ari n g, h o w e v er, w hi c h mi g ht attr a ct n ei g h b or h o o d o p p o siti o n. A s a n alt er n ati v e, a d dr es s str e et m o difi c ati o ns t hr o u g h “ a d mi ni str ati v e pr o c e d ur es, ” gr a nt e d o n a c a s e b y c a s e b a si s b y Pl a n ni n g or D e v el o p m e nt S e r vi c es st aff a s t h e y r e vi e w t h e d et ails of e a c h pr oj e ct.


S o m e aff or d a bl e h o u si n g s u b di visi o ns or r e nt al pr o p erti es m a y b e n efit fr o m a n all o w a n c e f or p ar ki n g o n o nl y o n e si d e of t h e str e et. T his r e d u c es t h e r e q uir e d wi dt h f or t h e r o a d, w hi c h r e d u c es p a v e d ar e a a n d its a c c o m p a n yi n g dr ai n a g e a n d w at er r et e nti o n ar e a r e q uir e m e nts. B y d e si g ni n g f or p ar ki n g o n o n e si d e of t h e str e et, r at h er t h a n n o str e et p ar ki n g, a d e v el o p er a v oi d s a d esi g n t h at d e v ot es t o o m u c h s p a c e t o p ar ki n g i n a g ar a g e, c ar p ort or els e w h er e o n t h e l ot. T his e x a m pl e d e m o nstr at e s t h at t her e ar e tr a d e‐off s t o b e c o nsi d er e d wit h e a c h m o difi c ati o n t o str e et r e q uir e m e nt s.

Oft e n, r e g ul ar z o ni n g c o m es wit h st a n d ar d str e et r e q uir e m e nts. If, h o w e v er, a d e v el o p er c h o o s e s t h e Pl a n n e d U nit D e v el o p m e nt o pti o n, str e et r e q uir e m e nts a n d m or e m a y b e n e g oti at e d. T his a p pr o a c h r e q uir es a p u bli c h e ari n g, h o w e v er, w hi c h mi g ht attr a ct n ei g h b or h o o d o p p o siti o n. A s a n alt er n ati v e, a d dr e s s str e et m o difi c ati o n s t hr o u g h “ a d mi nistr ati v e pr o c e d ur e s, ” gr a nt e d o n a c a s e b y c a s e b a si s b y Pl a n ni n g or D e v el o p m e nt S er vi c es st aff a s t h e y r e vi e w t h e d et ails of e a c h pr oj e ct.

Wit h m o st r e g ul at or y r ef or m i n c e nti v es, a n i m p ort a nt c o n si d er ati o n is t o a v oi d t h e u ni nt e n d e d c o ns e q u e n c e of cr e ati n g a s u bst a n d ar d n ei g h b or h o o d. T h e A H A C st at ut e s a y s t o “r e c o m m e n d s p e cifi c a cti o ns or i niti ati v es t o e n c o ur a g e or f a cilit at e aff or d a bl e h o usi n g w hil e pr ot e cti n g t h e a bilit y of t h e pr o p ert y t o a p pr e ci at e i n v al u e. ”

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Example An allowance for parking on one side of the street: This incentive reduces the required width for the road, reduces paved area and accommodates drainage or water retention. This design allows for parking on the street instead of garage or carport, which can reduce construction costs. However, this approach may require a public hearing.

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Strategy: Ongoing regulatory review process Florida Statute 420.9076 (4) (i): “The establishment of a process by which a local government considers, before adoption, policies, procedures, ordinances, regulations, or plan provisions that increase the cost of housing.” Like having an expedited process for the review of affordable housing development, this incentive is required to be adopted.

Purpose The purpose of this incentive is to provide oversight of proposed new regulations. This oversight may help minimize additional development costs. By some estimates, regulatory requirements account for a large portion of total building costs. Each local community is challenged to think creatively about ways to reduce regulatory costs. This incentive creates an awareness of the potential impact that proposed regulations can cause, as well as the economic impact of these decisions on affordable housing. It is a way to require the local government to consider and perhaps weigh or balance the government action’s impact on the ability of the private sector to develop affordable housing. This is akin to an economic impact statement. This impact is required to be tracked by City/County staff and reported each year with the submission of the Annual Report. The chief elected official or designee must execute a certification where it is confirmed that there is an ongoing process for review of local policies, ordinances, regulations, and plan provisions that increase the cost of housing prior to their adoption, and the cumulative estimated cost per newly constructed housing per housing unit, and the estimated cost of these action for each State fiscal year. They must also report the cumulative cost per rehabilitated housing per housing unit, from these actions for each fiscal year and the estimated cost for that year.

Considerations The implementation of this process requires an affordable housing economic impact analysis to be provided to elected officials when they are considering each policy, procedure, ordinance, regulation, or plan provisions before adoption. It requires the staff assigned this task to determine if decisions have a financial impact on affordable housing and the actual dollar amount of this impact if the policies, procedures, ordinances, regulations, or plan provisions are approved.

Methodology Determining how staff will identify the impact of policies, procedures, ordinances, regulations, or plan provisions before their adoption requires that a process be set in place and key personnel identified who are responsible for this ongoing review. To properly implement this requirement, the key staff involved with the review must have access to all proposed policies, procedures, ordinances, regulations, or plan provisions with sufficient time before they are presented to the City/County Commission or government body to review the proposed change, identify if there is a financial impact on affordable housing, and the exact amount of that impact. This may require additional research, meeting with other government staff and attending council and commission meetings to provide this information to the government body before the policy, procedure, ordinance, regulation, or plan provision is adopted. This requirement does not prohibit local government from taking actions that increase the cost of housing; it is meant to assure that if they choose to do so, they do it knowingly.

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Cit yCit y ofof Orl a n d oOrl a n d o D es cri pti o n:D es cri pti o n: T h e Fl ori d a St at ut es r e q uir e l o c al g o v er n m e nts t o est a blis h a pr o c ess b y w hi c h a l o c al g o v er n m e nt c o n si d er s, b ef or e a d o pti o n, p oli ci es, pr o c e d ur es, or di n a n c es, r e g ul ati o ns, or pl a n r e visi o ns if t h e a d o pti o n i n cr e as es t h e c o st of h o usi n g. L a n d D e v el o p m e nt C o d e ( L D C) a m e n d m e nts a n d Gr o wt h M a n a g e m e nt Pl a n ( G M P) a m e n d m e nts ar e r e vi e w e d b y t h e Pl a n ni n g Di vi si o n a n d t h e M u ni ci p al Pl a n ni n g B o ar d. Fi n al r e vi e w a n d a p pr o v al is b y Cit y C o u n cil. T h o s e r e s p o n si bl e f or r e vi e wi n g pr o p o s e d or di n a n c e a n d p oli c y a m e n d m e nts c o nsi d er a v ari et y of iss u es i n cl u di n g t h e r e a s o n(s) w h y t h e a m e n d m e nt is b ei n g pr o p o s e d a n d w h et h er t h e r e g ul ati o ns a n d p oli ci es wit hi n t h e L D C a n d G M P r es p e cti v el y s u p p ort t h e pr o p o s e d a m e n d m e nt. Est a blis h e dEst a blis h e d p oli c yp oli c y a n da n d pr o c e d ur es:pr o c e d ur es: All L D C a n d G M P a m e n d m e nts t h at m a y i m p a ct t h e d e v el o p m e nt of aff or d a bl e a n d att ai n a bl e h o usi n g ar e r e vi e w e d b y t h e H o u si n g E x p e dit er a n d t h e Aff or d a bl e H o u si n g A d vi s or y C o m mitt e e b ef or e s u b mi s si o n t o Cit y C o u n cil f or a p pr o v al. D uri n g t h e r e vi e w of t h e pr o p o s e d p oli c y or r e g ul ati o n, st aff p erf or ms r es e ar c h o n t h e i m p a cts of t h at p oli c y or r e g ul ati o n o n h o usi n g c o st i n t h e T e c h ni c al R e vi e w C o m mitt e e Pr oj e ct a n d A n al y si s R e p ort. St aff fr o m t h e i niti ati n g d e p art m e nt/ di vi si o n di s c u s s e s t h e p oli c y i m p a ct wit h t h e H o u si n g E x p e dit er. T h e H o usi n g E x p e dit er t h e n s c h e d ul e s a m e eti n g t o pr es e nt t h e p oli c y a m e n d m e nt t o t h e A H A C wit h a H o u si n g I m p a ct St at e m e nt d et aili n g t h e e c o n o mi c i m p a ct f or t h e d e v el o p m e nt of aff or d a bl e or att ai n a bl e h o usi n g. R e c o m m e n d ati o ns b y t h e A H A C r e g ar di n g t h e i m p a cts of t h e pr o p o s e d r e g ul ati o ns or p oli c y o n h o usi n g c osts ar e i n cl u d e d i n t h e M P B r e p ort f or r e c o m m e n d ati o n t o Cit y C o u n cil, w h o m a k es t h e fi n al d e cisi o n.

Hills b or o u g hHills b or o u g h C o u nt yC o u nt y E x a m pl e of a n o n g oi n g pr o c ess f or r e vi e w of l o c al p oli ci es, or di n a n c es, r e g ul ati o ns a n d pl a n pr o vi si o n s t h at i n cr e a s e t h e c o st of h o u si n g pri or t o t h eir a d o pti o n: T h e B o ar d of C o u nt y C o m mi s si o n er s a p pr o v e d t h e cr e ati o n of a p er m a n e nt Aff or d a bl e H o u si n g A d vi s or y B o ar d ( A H A B) t o a d vi s e a n d m a k e r e c o m m e n d ati o ns t o t h e B o ar d of C o u nt y C o m mi s si o n er s a n d Aff or d a bl e H o usi n g S er vi c es o n is s u es aff e cti n g aff or d a bl e h o usi n g d e v el o p m e nt. T h e A H A B is t o a s si st t h e C o u nt y i n d e v el o pi n g n e w pr o gr a ms a n d p oli ci es i n or d er t o f o st er t h e d e v el o p m e nt a n d pr e s er v ati o n of att ai n a bl e h o u si n g f or t h o s e C o u nt y r esi d e nts w h o d e sir e t o li v e i n s af e, d e c e nt a n d aff or d a bl e h o usi n g. C o u nt y h o u si n g st aff s h all dr aft a n A d mi nistr ati v e Dir e cti v e f or c o nsi d er ati o n b y t h e C o u nt y A d mi nistr at or e st a bli s hi n g a r e q uir e m e nt f or c o ns ult ati o n a m o n g t h e r el e v a nt d e p art m e nts or offi c es b ef or e dr afti n g p oli ci e s, pr o c e d ur e s, or di n a n c es, r e g ul ati o ns or pl a n pr o vi si o n s t o d et er mi n e t h e eff e ct o n aff or d a bl e/ w or kf or c e h o usi n g d e v el o p m e nt or t h e c ost of h o usi n g d e v el o p m e nt. T hi s i n cl u d e s a cti viti es w hi c h m a y i m p a ct t h e pr ot e cti o n of c urr e nt aff or d a bl e/ w or kf or c e h o usi n g or t h e r e h a bilit ati o n of t h e e xisti n g h o usi n g st o c k f or l o w‐i n c o m e h o m e o w n er s/ b u y er s.

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Str at e g y:Str at e g y: S ur pl usS ur pl us l a n dsl a n ds i n v e nt or yi n v e nt or y Fl ori d a St at ut e 4 2 0. 9 0 7 6 ( 4) (j): “ Pr e p ar e a pri nt e d i n v e nt or y of l o c all y o w n e d p u bli c l a n ds s uit a bl e f or aff or d a bl e h o usi n g. D et er mi n e a m et h o d f or s elli n g or d o n ati n g t his l a n d f or aff or d a bl e h o usi n g d e v el o p m e nt. ”


T h e f or m ati o n of a s ur pl u s a n d i n v e nt or y f or aff or d a bl e h o usi n g is a st at ut or y r e q uir e m e nt. B e gi n ni n g i n J ul y 2 0 0 7, a n d e v er y t hr e e y e ar s t h er e aft er, e a c h c o u nt y a n d m u ni ci p alit y i n Fl ori d a m u st pr e p ar e a n i n v e nt or y li st of all t h e r e al pr o p ert y it o w ns t h at is a p pr o pri at e f or u s e a s aff or d a bl e h o usi n g. ( S e e r es p e cti v el y, S e cti o ns 1 2 5. 3 7 9 a n d 1 6 6. 0 4 5 1, Fl ori d a St at ut es, 2 0 0 6). T h e i n v e nt or y li st m ust g o t o a p u bli c h e ari n g, a n d it m a y b e r e vi s e d aft er w ar d. F oll o wi n g t h e p u bli c h e ari n g, t h e g o v er ni n g b o d y m ust a d o pt a r e s ol uti o n t h at i n cl u d e s t h e i n v e nt or y list.

Fl ori d a St at e St at u es 1 2 5. 3 7 9 & 1 6 6. 0 4 1 p a s s e d i n 2 0 0 7, c o m m o nl y k n o w n a s t h e S ur pl u s L a n ds Bill.

T h es e st at ut e s m a n d at e d t h at b y J ul y 2 0 0 7, a n d e v er y 3 y e ar s t h er e aft er, e a c h c o u nt y a n d m u ni ci p alit y s h all pr e p ar e a n i n v e nt or y li st of r e al pr o p ert y wit hi n its j uri s di cti o n t o w hi c h t h e c o u nt y or m u ni ci p alit y h ol ds f e e si m pl e titl e t h at i s a p pr o pri at e f or u s e a s aff or d a bl e h o usi n g.

S e cti o n 4 2 0. 6 1 5, Fl ori d a St at ut es A l o c al g o v er n m e nt m a y pr o vi d e “ d e n sit y b o n us i n c e nti v e s ” t o a n y l a n d o w n er w h o v ol u nt aril y d o n at es l a n d t o t h e l o c al g o v er n m e nt f or aff or d a bl e h o usi n g.

T h e l a n d m ust b e s u bj e ct t o d e e d r e stri cti o n s.

T h e a d diti o n al u nits b uilt d o n ot h a v e t o b e aff or d a bl e.


Dis c o u nt e d or d o n at e d l a n d c a n si g nifi c a ntl y r e d u c e t h e c o st of d e v el o pi n g aff or d a bl e h o usi n g. L o c ati n g s uit a bl e l a n d f or aff or d a bl e h o u si n g c a n b e c h all e n gi n g. S ur pl u s p u bli c l a n d is a v al u a bl e r e s o ur c e, a n d it is ess e nti al t o h a v e g ui d eli n es t o e ns ur e t h at t h at t h es e p ar c els ar e pr o p erl y i d e ntifi e d a n d u s e d f or aff or d a bl e h o usi n g. A v ail a bl e l a n d t h at is s uit a bl e f or aff or d a bl e h o u si n g d e v el o p m e nt is a pri m ar y c o n c er n f or h o u si n g pr o vi d er s. A l a n d b a n k is a n a cti v e a n d t h or o u g h t o ol t h at c a n b e u s e d t o i m pl e m e nt t h e s ur pl us l a n d st at ur e Wit h a p pr o pri at e dis p ositi o n, p oli ci e s c a n cr e at e m or e o p p ort u niti e s f or t h e s u c c e s sf ul d e v el o p m e nt of aff or d a bl e h o usi n g.


A pr o p erl y m a n a g e d l a n d b a n k r e q uir e s a c o m mit m e nt of st aff ti m e.

T h e r e s ol uti o n of titl e iss u es r e q uir es l e g al a cti o n a n d i n c ur s c osts f or c o u ns el a n d q ui et titl e a cti o n s.

Di s p o siti o n p oli ci e s t h at ar e n ot pr o p erl y d esi g n e d c a n r e s ult i n eit h er t o o littl e a cti vit y d u e t o b ur d e ns o m e r e q uir e m e nts or e x c e s si v e d e m a n d fr o m pri v at e d e v el o p ers w h o m a y b e a bl e t o si d e st e p aff or d a bl e h o usi n g pr o vi si o n s.

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T h e l a n d b a n k is a n o n g oi n g pr o gr a m; t o b e tr ul y eff e cti v e it will r e q uir e st aff r es o ur c es a n d s h o ul d b e c o m e a n i nt e gr al p art of t h e h o usi n g pl a n ni n g pr o c e s s. T h e e s s e nti al c o m p o n e nts ar e a n A cti o n Pl a n, a n d O p er ati n g Pr o c e d ur es. A n a d vi s or y c o m mitt e e c a n s er v e a s t h e o v er si g ht gr o u p t h at r e vi e ws a n d p os si bl y i m pr o v e s u p o n t h e l a n d i n v e nt or y t h at is b ei n g d e v el o p e d a n d m ai nt ai n e d a s w ell a s di s p o siti o n pr o c e d ur es. Gr e at er c o m mit m e nt t o fi n di n g or cr e ati n g a p pr o pri at e p ar c els c a n r e n d er t h e s ur pl us l a n ds i niti ati v e m or e s u c c essf ul. T h e t hr e e e x a m pl es b el o w ill ustr at e t his:

1. Oft e nti m es, l o c al g o v er n m e nt o bt ai n s titl e t o e n vir o n m e nt all y s e n siti v e pr o p erti e s f or c o ns er v ati o n, b ut n ot all t h e l a n d o bt ai n e d i n a p arti c ul ar tr a n s a cti o n is e n vir o n m e nt all y s e n siti v e or i m p ort a nt f or c o ns er v ati o n. I n t h at i nst a n c e, l a n ds f or aff or d a bl e h o usi n g m a y b e d eri v e d fr o m s e p ar ati n g n o n ‐s e nsiti v e l a n ds fr o m e n vir o n m e nt al a c q ui siti o n s.

2. Wit h pr o p ert y a p pr ai s al d at a r e a dil y a v ail a bl e o n ‐li n e a n d t h e l ar g e n u m b er of r e alt or s w h o ar e b ot h aff or d a bl e h o usi n g a d v o c a t es a n d k n o wl e d g e a bl e a b o ut l o c al i n v e nt or y, a n a d vis or y c o m mitt e e m a y b e i n t h e p o siti o n t o a s k w h y a c ert ai n p ar c el is n ot o n t h e list. R e m e m b er, t h e li st i niti all y s u b mitt e d f or r e vi e w at t h e p u bli c h e ari n g m a y n ot b e t h e list t h at is ulti m at el y a d o pt e d b y r esol uti o n.

3. T h e a m e n d e d st at ut e t h at r e q uir e s l a n d i n v e nt ori e s off er s c o m pl e m e nt ar y pr o vi si o n s t o all s p e ci al distri cts, cr e at e d u n d er a s p e ci al a ct or g e n er al l a w, i n cl u di n g all i n d e p e n d e nt distri cts, c o m m u nit y d e v el o p m e nt di stri ct s, fir e c o ntr ol di stri ct s, a n d w at er distri cts t o pr o vi d e h o u si n g a n d h o u si n g assist a n c e f or its e m pl o y e d p er s o n n el w h o s e t otal a n n u al h o us e h ol d i n c o m e d o es n ot e x c e e d 1 4 0 % of t h e ar e a m e di a n i n c o m e. C o n si d er r e a c hi n g o ut t o t h es e s p e ci al di stri ct s, si n c e t h e p e o pl e i n t h e b usi n ess of pr o vi di n g t h e s e g o v er n m e nt i nfr a str u ct ur e s er vi c es m a y h a v e littl e u n d erst a n di n g a b o ut w h at aff or d a bl e h o usi n g i s, h o w it is d e v el o p e d, a n d w h at fi n a n ci al pr o gr a ms ar e a v ail a bl e t o a s si st t h eir e m pl o y e e s.

Es c h e at e dEs c h e at e d pr o p erti espr o p erti es I n c as es w h er e t h e pr o p ert y h a s es c h e at e d p ur s u a nt t o Fl ori d a St at ut e 5 9 2 ( 3) t h e c o u nt y is r e q uir e d t o c o n v e y t h e pr o p ert y t o t h e cit y i n w hi c h t h e l a n d is l o c at e d b ut o nl y if c ert ai n c o n diti o n s a p pl y. I n t h e e v e nt t h e cit y d o es n ot a c c e pt titl e t o t h e pr o p ert y, t h e di s p o siti o n of t h e pr o p ert y w o ul d b e at t h e c o u nt y’s dis cr eti o n. T his u n d ers c or es t h e i m p ort a n c e of a p oli c y f or aff or d a bl e h o usi n g l a n d b a n ki n g.

St e psSt e ps t ot o est a blis hest a blis h a n da n d o p er at eo p er at e aa L a n dL a n d B a n kB a n k Pr o gr a mPr o gr a m P h a s e I Est a blis h L a n d B a n k Pr o gr a m

A p p oi nt st aff t o i m pl e m e nt t h e pr o gr a m;

A p p oi nt a d vi s or y c o m mi tt e e ( m a y b e s u b ‐c o m mitt e e of A H A C);

R e vi e w t h e c o u nt y a n d cit y o w n e d l a n d i n v e nt or y;

R e vi e w all o utst a n di n g c o d e li e ns;

R e vi e w st at u s of a b a n d o n e d or t a x f or e cl o s e d pr o p erti es;

R e vi e w st at u s of e s c h e at e d pr o p erti es;

D e v el o p a s pr e a d s h e et or ot h er d at a b as e t h at i n cl u d e s t h e p ar c el id e ntifi c ati o n, l e g al d es cri pti o n, a d dr e s s, o w n ers hi p, sit e di m e n si o n s, k n o w n t a x or c o d e li e n s, t y p e of d e e d (t a x or ot h er wi s e) c urr e nt z o ni n g a n d l a n d u s e a n d a c o m m e nt o n s uit a bilit y;

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S oli cit off eri n g s of pr o p erti es fr o m t h e pri v at e s e ct or; c o n d u ct d u e dili g e n c e, a d d t o l a n d b a n k f or f ut ur e p ur c h as e c o n si d er ati o n;

C at e g ori z e or pri oriti z e p ar c els f or q ui et titl e a cti o n; a n d,

Pr o vi d e f u n di n g f or l e g al s er vi c es t o c o n d u ct l e g al pr o c e e di n gs.

P h a s e 2 D e v el o p O p er ati n g Pr o c e d ur es

D e v el o p A c q ui siti o n Pr o c e d ur e s; a n d,

D e v el o p Di s p o siti o n Pr o c e d ur es.

P h a s e 3 A cti viti es

I d e ntif y r e m edi ati o n r e q uir e m e nts s o pr o p erti es ar e i ns ur a bl e f or titl e i ns ur a n c e.

D u eD u e dili g e n c edili g e n c e W h e n d et er mi ni n g if a l ot is s uit a bl e f or aff or d a bl e h o usi n g, c o nsi d er t h e f oll o wi n g f or m s of d u e dili g e n c e:

E n vir o n m e nt al c o n diti o ns;

A v ail a bl e i nfr astr u ct ur e;

A c c ess b y p u bli c r o a d s;

Z o ni n g a n d L a n d u s e cl a s sifi c ati o n s;

Pr o xi mit y t o tr a n s p ort ati o n, s er vi c es a n d e m pl o y m e nt c e nt ers;

Si z e a n d di m e nsi o ns c h ar a ct eristi cs wit h c o n si d er ati o n f or ass e m bl a g e; a n d,

C o n s oli d ati o n wit h ot h er p ar c el s.

S a m pl eS a m pl e t e xtt e xt f orf or t h et h e H o usi n gH o usi n g El e m e ntEl e m e nt T h e f oll o wi n g l a n g u a g e m a y b e a d d e d t o t h e H o u si n g El e m e nt. N ot e t h at t hi s i s n ot t he c o m pl et e r e q uir e m e nts f or a h o usi n g el e m e nt b ut j ust t h e c urr e ntl y r e vi e w e d ar e a s f or str at e gi c pl a n ni n g i m pr o v e m e nt s.

1. 3 O bj e cti v e: I niti at e t h e o p er ati o n of a p u bli cl y ‐o w n e d l a n d b a n k wit h t h e p ur p o s e of pr o vi di n g l a n d f or aff or d a bl e a n d w or kf or c e h o usi n g i n c o nj u n cti o n wit h l o c al pri v at e n o n pr ofit h o u si n g pr o vi d er s.

1. 3. 1 P oli c y: T h e C o u nt y will a d o pt L a n d B a n k G ui d eli n es t o dir e ct a n d cl arif y t h e l a n d b a n k pr o gr a m i n cl u di n g g o al s, pri oriti es, pri n ci pl es a n d p oli ci es f or b ot h a c q ui siti o n a n d dis p ositi o n. 1. 3. 2 P oli c y: T h e C o u nt y will c o m pl y wit h Fl ori d a St at ut es i n t h e i d e ntifi c ati o n of s ur pl us pr o p ert y s uit a bl e f or aff or d a bl e h o usi n g t hr o u g h a mi ni m u m of a bi ‐a n n u al s ur v e y a n d r e p ort. T h e di s p o siti o n of s u c h pr o p erti e s will c o m pl y wit h t h e L a n d B a n k G ui d eli n es

Dis p ositi o nDis p ositi o n ofof s ur pl uss ur pl us l a n dl a n d T h e dis p ositi o n of s ur pl us l a n ds s h o ul d f urt h er t h e g o al s of t h e L o c al H o u si n g Assist a n c e Pl a n a n d t h e H o u si n g El e m e nt of t h e C o m pr e h e n si v e Pl a n. C o n v e y p ar c els t o pr oj e ct s t h at c a n b e o c c u pi e d wit hi n 2 4 m o nt hs wit h a p pr o pri at e l o n g‐t er m aff or d a bilit y t hr o u g h l a n d tr u st, d e e d r estri cti o ns or m ort g a g es. T h e a d vi s or y c o m mitt e e h a s t h e o p p ort u nit y t o e st a bli s h or i m pr o v e u p o n t h e p oli ci es f or l a n d dis p ositi o n. P ar c els mi g ht, f or e x a m pl e, b e r e s er v e d f or t h o s e r e ci pi e nts w h o ar e p art of o n g oi n g aff or d a bl e h o usi n g p art n er s hi p s. E a c h l o c al g o v e r n m e nt m a y d e ci d e t o pri oriti z e t h e u s e of s ur pl us l a n d f or t h o s e l o w e st i n c o m e a p pli c a nt s m o st i n n e e d, or f or us es i d e ntifi e d a s pri oriti es i n t h e c o m pr e h e nsi v e pl a n. E a c h c o m m u nit y m a y d e ci d e w h et h er t o all o w f or‐pr ofit d e v el o p ers t o d e v el o p o n s ur pl us l a n d, or m a y o nl y pr o vi d e s u c h l a n d f or n o n pr ofit d e v el o p ers. C o n si d er al s o t h at

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l o c al g o v er n m e nts t hr o u g h o ut Fl ori d a ar e c urr e ntl y f a c e d wit h t h e dis pl a c e m e nt of m o bil e h o m e p ar k r e si d e nts; p utti n g p u bli c s ur pl us l a n d s i nt o t h e h a n ds of a n o n pr ofit t o pr o vi d e p er m a n e nt h o usi n g f or dis pl a c e d m o bil e h o m e p ar k r e si d e nts m a y b e i d e al f or m a n y c o m m u niti es.


S ar as ot aS ar as ot a

S o m e c o m m u niti es t h at h a v e l ar g e pl att e d l an ds m a y h ol d titl e t o h u n dr e ds of l ots t h at h a v e es c h e at e d t o t h e c o u nt y. S ar a s ot a C o u nt y w a s o n e s u c h j uri s di cti o n. S o m e of t h es e w er e s ol d t o r ai s e f u n ds f or p u bli c pr oj e cts a n d s o m e w er e d e di c at e d t o aff or d a bl e h o u si n g. T h er e ar e s p e ci al l e g al pr o c e d ur es f or r et ur ni n g e s c h e at e d pr o p erti es t o t h e t a x r oll s, w hi c h is w h y t h e cit y or c o u nt y att or n e ys ar e ess e nti al p art n er s i n t his pr o c e s s, a s w ell a s titl e cl e ari n g eff ort s.

P al mP al m B e a c hB e a c h C o u nt yC o u nt y

A s r e q uir e d b y Fl ori d a St at ut e 1 6 6. 0 4 5 1, t h e D e p art m e nt of H o u si n g a n d C o m m u nit y D e v el o p m e nt m ai nt ai n s a listi n g of Cit y o w n e d pr o p erti es t h at ar e a p pr o pri at e f or u s e a s aff or d a bl e h o usi n g. T h e pr o p ert y li st s h all b e u p d at e d a n d pr o vi d e d t o t h e Cit y C o m mi s si o n f or s ur pl us a p pr o v al w h e n s ur pl u si n g is r e q uir e d a n d f or i nf or m ati o n p ur p os es n o l es s t h a n a n n u all y. T h e D e p art m e nt of H o u si n g a n d C o m m u nit y D e v el o p m e nt i s, u p o n a p pr o v al of t hi s H o u si n g A s si st a n c e I n c e nti v es, a ut h ori z e d t o di s p o s e of t h e pr o p er ti es f or aff or d a bl e, att ai n a bl e or w or kf or c e h o u si n g p ur p o s e s wit h t h e a d vi c e a n d c o ns e nt of t h e M a y or. T h e M a y or i s a ut h ori z e d t o e x e c ut e all d o c u m e nts n e c e s s ar y a c hi e v e t h e di s p o siti o n. T h e m et h o d s of di s p o siti o n m a y i n cl u d e:

S al e of t h e pr o p erti es wit h t h e pr o c e e ds g oi n g t o t h e H o u si n g Tr ust F u n d;

Tr a nsf er of pr o p erti es, at n o c ost, t o a n o n pr ofit f or t h e d e v el o p m e nt of aff or d a bl e h o usi n g;

S elli n g t o n o n pr ofits or pri v at e p arti es wit h a pr o vi si o n t h at t h e pr o p ert y b e us e d f or a n aff or d a bl e, att ai n a bl e or w or kf or c e h o usi n g pr oj e ct s; or,

T h e Cit y m a y r et ai n t h e pr o p erti es t o b uil d or pr e s er v e aff or d a bl e, att ai n a bl e or w or kf or c e h o usi n g.

T h e Cit y C o m mi s si o n s h all b e a d vi s e d of all s u c h di s p o siti o n s o n a q u art erl y b a si s.

S a ni b elS a ni b el Isl a n dIsl a n d S a ni b el I sl a n d i n L e e C o u nt y h a s o v er 4, 2 0 0 e m pl o y e es w h o c o m m ut e o v er 4 0 mil es p er d a y t o w or k. Wit h t h e isl a n d at b uil d ‐o ut, C o m m u nit y H o u si n g R e s o ur c e s, I n c. ( C H R) v e nt ur e d off i sla n d t o p art n er wit h S h ell P oi nt R etir e m e nt C o m m u nit y, t o j oi n f or c es i n s e e ki n g t h e d o n ati o n of s ur pl us l a n d fr o m L e e C o u nt y’ s i n v e nt or y. Wit h t h eir e y e o n a 2 0 ‐a cr e p ar c el j u st off t h e i sl a n d’ s c a u s e w a y, C H R f or m e d a s u b si di ar y, Isl a n d C o a st C o m m u nit y L a n d Tr ust a n d si g n e d a t w o‐y e ar e x pl or at or y a gr e e m e nt wit h S h ell P oi nt t o d e v el o p a v ari et y of h o usi n g t yp es t o s er v e b ot h isl a n d a n d S h ell P oi nt w or k er s w h o ar e b ur d e n e d b y l e n gt h y c o m m ut es a n d a s h ort a g e of aff or d a bl e h o usi n g. Si x u nits w er e c o m pl et e d o n t h e p ar c el w hi c h w er e s ol d a s l a n d tr ust h o m es t o isl a n d w or kf or c e h o u s e h ol d s.

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Str at e g y:Str at e g y: Tr a ns p ort ati o nTr a ns p ort ati o n h u bsh u bs a n da n d tr a nsittr a nsit‐‐ori e nt e dori e nt e d d e v el o p m e ntd e v el o p m e nt Fl ori d a St at ut e 4 2 0. 9 0 7 6 ( 4) ( k): “ T h e s u p p ort of d e v el o p m e nt n e ar tr a n s p ort ati o n h u bs a n d m aj or e m pl o y m e nt c e nt ers a n d mi x e d u s e s ”


D e v el o p m e ntD e v el o p m e nt n e arn e ar tr a ns p ort ati o ntr a ns p ort ati o n h u bs:h u bs: L a n d u s e r e q uir e m e nt s t h at s u p p ort d e v el o p m e nt n e ar tr a n s p ort ati o n h u bs a n d m aj or e m pl o y m e nt c e nt ers h el p l o w‐ t o m o d er at e ‐i n c o m e r e si d e nt s u s e p u bli c tr a n s p ort ati o n, r e d u ci n g t h eir tr a n s p ort ati o n c o st s. I n m a n y ur b a n ar e a s of Fl ori d a, t h e c osts of o w ni n g a n d m ai nt ai ni n g a n a ut o m o bil e is t h e s e c o n d l ar g est e x p e n s e aft er h o usi n g. R el a xi n g l a n d u s e r e q uir e m e nt s c a n r es ult i n m or e u nits b ei n g b uilt. T hi s c a n r e d u c e t h e pri c e of t h e u nit s m a ki n g t h e m m or e aff or d a bl e.

B y c o n c e ntr ati n g d e v el o p m e nt ar o u n d tr a nsit h u bs, l o c al g o v er n m e nt c a n m a k e p u bli c tr a n s p ort ati o n m or e c o n v e ni e nt t o u s er s a n d i m pr o v e ri d er s hi p. F urt h er, b y h a vi n g citi z e ns u s e p u bli c tr a nsit, t h er e is l e s s pr es s ur e t o e x p a n d r o a d s, w hi c h c a n b e v er y c ostl y i n hi g hl y ur b a ni z e d ar e a s. Tr a nsit h u bs ar e t y pi c all y n ot i n r e si d e nti al ar e a s, s o t h e m a s si n g of d e nsiti es is us u all y a p pr o pr i at e f or t h e n ei g h b or h o o d.

Tr a nsitTr a nsit ‐‐ori e nt e dori e nt e d d e v el o p m e ntd e v el o p m e nt

M or e Fl ori d a c o m m u niti e s ar e d e v el o pi n g r ail tr a n sit s y st e m s. I n 2 0 1 2, t h e Fl ori d a D e p art m e nt of E c o n o mi c D e v el o p m e nt pr e p ar e d a fr a m e w or k a n d g ui d eli n es t o h el p c o m m u niti e s pl a n f or d e v el o p m e nt wit hi n t h e vi ci nit y of tr a nsit st ati o n s. T his pl a n ni n g fr a m e w or k is g e n er all y r ef err e d t o a s Tr a n si t Ori e nt e d D e v el o p m e nt ( T O D) a n d w a s i n cl u d e d a s a n i n c e nti v e i n t h e S HI P pr o gr a m. T O D r e c o g ni z es t h at ur b a n a n d r e gi o n al pl a n ni n g c a n s u p p ort vi a bl e tr a n s p ort ati o n i nfr astr u ct ur e t h at c a n r e d u c e tr a n s p ort ati o n c osts f or r esi d e nts w hil e at t h e s a m e ti m e r e d u ci n g d e p e n d e n c e o n f o s sil f u el s. Pr o p er pl a n ni n g of tr a nsit c e nt ers c a n b o o st ri d ers hi p, s p ur e c o n o mi c d e v el o p m e nt, li mit s pr a wl, a n d mi ni mi z e t h e i m p a ct of tr affi c c o n g esti o n. It c a n al s o all e vi at e t h e n e e d f or l o w er‐i n c o m e h o u s e h ol d s t o r el y s ol el y o n p er s o n al a ut o m o bil e s w hi c h c a n r es ult i n gr e at fi n a n ci al o p p ort u niti es f or h o usi n g, h e alt h c ar e a n d/ or e d u c ati o n. T O D pl a n ni n g is f o c us e d o n l a n d u s e p att er ns wit hi n a q u art er t o a h alf ‐mil e of tr a nsit s t ati o n s. T his pl a n ni n g ar e a h a s b e e n s h o w n t o h a v e i n cr e a s e d pr o p ert y v al u e s. T his i n cr e as e, ir o ni c all y, c a n r es ult i n pri ci n g l o w er‐i n c o m e or w or kf or c e h o us e h ol ds o ut of t h e n ei g h b or h o o d tr a n sit ar e a. It i s i m p ort a nt t o pri oriti z e t h e d e v el o p m e nt of aff or d a bl e h o u si n g i n tr a nsit st a ti o n n ei g h b or h o o d s. T his c a n b e d o n e wit h r e g ul at or y i n c e nti v es t h at w o ul d i n cl u d e a n y of t h e I n c e nti v e Pl a n m et h o ds, b ut al s o fi n a n ci al i n c e nti v e s. Fi n a n ci al i n c e nti v e s c o ul d i n cl u d e gi vi n g hi g h er s c or es t o a p pli c ati o ns f or f u n di n g t h at ar e i n T O D ar e a s. Ot h er d e v el o p m e nt i n c e nti v e s c a n i n cl u d e t h e e n h a n c e m e nt of w al ki n g a n d c y cli n g o p p ort u niti e s t o c o or di n at e wit h t h e T O D s yst e m. T O D i n c e nti ves or str at e gi e s c a n i n cl u d e t h e f oll o wi n g:

E x p e dit e d p er mit r e vi e w;

F u n di n g pri oriti es pl a ci n g hi g h er s c or e s o n a p pli c ati o ns;

Fl e xi bl e r e si d e nti al d e v el o p m e nt str at e gi e s s u c h a s d e n sit y a n d sit e crit eri a;

R e d u c e d i m p a ct f e e s;

I n cl usi o n ar y h o usi n g pr o gr a m;

L a n d a c q ui siti o n a n d l a n d b a n ki n g r e s er v e d sit es f or r esi d e nti al d e v el o p m e nt t h at t ar g et s w or kf or c e h o u s e h ol d s; a n d,

R e d u c e d p ar ki n g r e q uir e m e nts.

5 9

T O D m et h o d s m a y n ot b e r el e v a nt i n s u b ur b a n or r ur al ar e a s b ut t h e str at e gi es r efl e ct a n eff ort t o li mit s pr a wl a n d e n c o ur a g e c e ntr ali z e d d e v el o p m e nt w hi c h c a n b e n efit t h e w or kf or c e. A Tr a n sit Ori e nt e d D e v el o p m e nt Sit e s h o ul d:

B e a mi x e d ‐u s e pr oj e ct;

I n c or p or at e f e at ur es t o e n c o ur a g e tr a nsit ri d ers hi p;

H a v e a n a cti v it y c e nt er wit h a pr o p o s e d tr a nsit st ati o n or st o p;

B e l o c at e d wit hi n a r a di us of o n e ‐q u art er t o o n e ‐h alf mil e fr o m a n e xisti n g tr a n sit st ati o n or st o p; a n d,

B e d esi g n e d at n o l e s s t h a n 9 0 % of t h e m a xi m u m fl o or ar e a r ati o ( F A R) or 9 0 % of t h e m a xi m u m d e nsit y all o w e d.


I n t h e a b s e n c e of i n cl u si o n ar y z o ni n g, t h er e is n o i n c e nti v e f or t h e d e v el o p er t o utili z e t h e i n cr e a s e d e nsiti es or r el a x e d l a n d r e g ul ati o ns t o i n cr e a s e t h e s u p pl y of aff or d a bl e h o usi n g. B y i n cr e a si n g t h e n u m b er of h o us e h ol ds, s c h o ol s a n d b a si c s er vi c es will al s o n e e d t h eir c a p a cit y i ncr e a s e d.

P u bli c tr a n s p ort ati o n h u bs ar e n ot t y pi c all y f o u n d i n t h e l e s s ur b a ni z e d r e gi o ns of t h e st at e. I n a d diti o n, citi z e ns m a y pr ef er t o li v e i n s u b ur b a n s u b di visi o ns w h e n a v ail a bl e, a n d at a r e a s o n a bl e c ost, o v er a hi g hl y c o n c e ntr at e d d e v el o p m e nt.


T h er e ar e a n u m b er of m et h o d s t o r el a x l a n d r eg ul ati o ns t o all o w m or e u nits t o b e b uilt n e ar tr a nsit h u bs. D e nsiti e s c a n b e i n cr e a s e d a s p art of a n o v erl a y distri ct. Al s o, l a n d d e v el o p m e nt r e g ul ati o ns r e g ar di n g p ar ki n g, h ei g ht, a n d gr e e n s p a c e c a n all b e r el a x e d t o all o w m or e h o u si n g t o b e b uilt.


Cit yCit y ofof T a m p aT a m p a

U n d er t h e C o m pr e h e nsi v e Pl a n t h er e ar e e st a bli s h e d cri t eri a f or m ai n c orri d or s. Li g ht r ail r o ut es will b e f o c al p oi nts f or pr o p o s e d aff or d a bl e h o usi n g. M o st b us r o ut es ar e c urr e ntl y a c c e ssi bl e al o n g m ai n c orri d ors. T h e C o m pr e h e nsi v e Pl a n i n c or p or at e s si g nifi c a nt u s e of tr a n sit. T h e Cit y’ s p oli c y is t o d et er mi n e t h e f ut ur e n e e d s of t h e a gi n g p o p ul ati o n a n d a d dr e s s t h o s e n e e d s i n t h e C o m pr e h e nsi v e a n d C o n s oli d at e d pl a n s. F ut ur e n e e ds of dis a bl e d p o p ul ati o n f or h o usi n g is al s o a k e y c o n c er n. T h e Cit y’ s p oli c y is t o f o c u s r e c o m m e n d ati o ns o n t h e Ur b a n C or e a n d tr a n sit/ e c o n o mi c d e v el o p m e nt ar e a s, b ut n ot t o t h e e x cl u si o n of t h e r e st of t h e Cit y. T h e Cit y will al s o e x pl or e f u n di n g fr o m S M A R T gr a nts.

Cit yCit y ofof St.St. P et ers b ur gP et ers b ur g T h e Cit y s u p p ort s d e v el o p m e nt n e ar tr a n s p ort ati o n h u bs a n d m aj or e m pl o y m e nt c e nt ers. M or e o v er, t h e Cit y s u p p orts mi x e d u s e d e v el o p m e nt. I n or d er t o b e s u c c e s sf ul, d e v el o p m e nt n e ar tr a n s p ort ati o n h u b s a n d e m pl o y m e nt c e nt ers t y pi c all y i n cl u d es a mi xt ur e of l a n d u s e s, a s w ell a s hi g h er d e nsiti es a n d hi g h er fl o or ar e a

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ratios. The City’s land development regulations (LDRs) encourage mixed‐use and mixed‐income, higher‐density development that is concentrated along major corridors and within five designated activity centers: Gateway, In town/Downtown, Central Plaza, Central Avenue Corridor and Tyrone area.

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IX. Distinguishing Between the AHAC Report and the LHAP

Recommendations of the AHAC Report are incorporated into the LHAP The AHAC recommends incentive strategies to the local government. Those recommendations which local government adopts are incorporated into the local housing assistance plan. The LHAP is defined in the SHIP Statute as “a concise description of the local housing assistance strategies adopted by the local government resolutions with an explanation of the way in which the program meets the requirements of subsection 420.907‐420.9079 and corporation rule.”

Compare and contrast AHAC and LHAP While the AHAC Report summarizes the process and outcome of the committee’s review of the SHIP community’s land use, zoning policies and practices, the LHAP is a comprehensive planning document that not only identifies the recommended strategies from the AHAC Report but also includes policies and procedures to implement housing activities and the incentive strategies. The LHAP also identifies the funding levels and proposed outcomes for each housing strategy. The required elements of the LHAP are identified in the SHIP Statute at 420.9075. The LHAP template includes the following sections:

Section I ‐ Program Details; Section II ‐ Housing Strategies; Section III ‐ Incentive Strategies; and, Section IV – Exhibits.

Section III, Incentive Strategies, identifies the two mandatory incentive strategies (expedited permitting and ongoing review process) and requires that the local government describe the procedures it will use to implement each strategy. The template also allows for the insertion of any additional incentive strategies the city or county may choose to adopt.

Overview of the 3‐year LHAP update Local governments are required to update their LHAP every three years. Table 3. LHAP Due Dates, found on the following page, provides the LHAP deadlines for each SHIP recipient for 2017‐2019.

6 2

T a bl e 3. L H A P D u e D at e s N e w L H A P D u e M a y 2, 2 0 1 7 C u r r e nt D u e M a y 2, 2 0 1 8 C u r r e nt D u e M a y 2, 2 0 1 9 C u r r e nt

C o u nti es L H A P C o u nti es L H A P C o u nti es L H A P1 A L A C H U A 6/ 3 0/ 2 0 1 7 1 B A Y 6/ 3 0/ 2 0 1 8 1 B R A D F O R D 6/ 3 0/ 2 0 1 92 B A K E R 2 0 1 7 2 B R E V A R D 6/ 3 0/ 2 0 1 8 2 C A L H O U N 6/ 3 0/ 2 0 1 93 C O L U M BI A 2 0 1 7 3 G U L F 6/ 3 0/ 2 0 1 8 3 CI T R U S 6/ 3 0/ 2 0 1 94 D E S O T O 2 0 1 7 4 H A R D E E 6/ 3 0/ 2 0 1 8 4 C L A Y 6/ 3 0/ 2 0 1 95 DI XI E 2 0 1 7 5 I N DI A N RI V E R 6/ 3 0/ 2 0 1 8 5 D A D E 6/ 3 0/ 2 0 1 96 G A D S D E N 2 0 1 7 6 J A C K S O N 6/ 3 0/ 2 0 1 8 6 F R A N K LI N 6/ 3 0/ 2 0 1 97 H A MI L T O N 2 0 1 7 7 J E F F E R S O N 6/ 3 0/ 2 0 1 8 7 F L A G L E R 6/ 3 0/ 2 0 1 98 H E N D R Y 2 0 1 7 8 L A K E 6/ 3 0/ 2 0 1 8 8 GI L C H RI S T 6/ 3 0/ 2 0 1 99 H E R N A N D O 2 0 1 7 9 M A N A T E E 6/ 3 0/ 2 0 1 8 9 G L A D E S 6/ 3 0/ 2 0 1 9

1 0 L A F A Y E T T E 2 0 1 7 1 0 N A S S A U 6/ 3 0/ 2 0 1 8 1 0 HI G H L A N D S 6/ 3 0/ 2 0 1 91 1 L E E 2 0 1 7 1 1 O R A N G E 6/ 3 0/ 2 0 1 8 1 1 HI L L S B O R O U G H 6/ 3 0/ 2 0 1 91 2 L E O N 2 0 1 7 1 2 P A S C O 6/ 3 0/ 2 0 1 8 1 2 H O L M E S 6/ 3 0/ 2 0 1 91 3 LI B E R T Y 2 0 1 7 1 3 PI N E L L A S 6/ 3 0/ 2 0 1 8 1 3 L E V Y 6/ 3 0/ 2 0 1 91 4 M A DI S O N 2 0 1 7 1 4 P U T N A M 6/ 3 0/ 2 0 1 8 1 4 M A RI O N 6/ 3 0/ 2 0 1 91 5 M A R TI N 2 0 1 7 1 5 T A Y L O R 6/ 3 0/ 2 0 1 8 1 5 M O N R O E 6/ 3 0/ 2 0 1 91 6 P O L K 2 0 1 7 1 6 W A K U L L A 6/ 3 0/ 2 0 1 8 1 6 O K E E C H O B E E 6/ 3 0/ 2 0 1 91 7 St. J O H N S 2 0 1 7 6/ 3 0/ 2 0 1 8 1 7 P A L M B E A C H 6/ 3 0/ 2 0 1 91 8 S U W A N N E E 2 0 1 7 1 8 S T. L U CI E 6/ 3 0/ 2 0 1 91 9 U NI O N 2 0 1 7 1 8 1 9 S A N T A R O S A 6/ 3 0/ 2 0 1 9

W A S HI N G T O N 2 0 1 7 Citi es L H A P 2 0 S E MI N O L E 6/ 3 0/ 2 0 1 9

Citi es L H A P 1 7 B O Y N T O N B E A C H 6/ 3 0/ 2 0 1 8 2 1 S U M T E R 6/ 3 0/ 2 0 1 9

2 0 B R A D E N T O N 2 0 1 7 1 8 C L E A R W A T E R 6/ 3 0/ 2 0 1 8 2 2 V O L U SI A 6/ 3 0/ 2 0 1 9

2 1 D A Y T O N A B E A C H 2 0 1 7 1 9 F O R T PI E R C E 6/ 3 0/ 2 0 1 8 2 3 W A L T O N 6/ 3 0/ 2 0 1 9

2 2 G AI N E S VI L L E 2 0 1 7 2 0 O R L A N D O 6/ 3 0/ 2 0 1 8

2 3 L A K E L A N D 2 0 1 7 2 1 P A N A M A CI T Y 6/ 3 0/ 2 0 1 8

2 4 N O R T H MI A MI 2 0 1 7 2 2 P O M P A N O B E A C H 6/ 3 0/ 2 0 1 8 Citi es L H A P

2 5 P A L M B A Y 2 0 1 7 2 3 S T. P E T E R S B U R G 6/ 3 0/ 2 0 1 8 2 4 B O C A R A T O N 6/ 3 0/ 2 0 1 9

2 6 WI N T E R H A V E N 2 0 1 7 2 4 W E S T P A L M B E A C H 6/ 3 0/ 2 0 1 8 2 5 C A P E C O R A L 6/ 3 0/ 2 0 1 9

2 6 C O C O A 6/ 3 0/ 2 0 1 9

I nt e rl o c als L H A P I nt e rl o c als L H A P 2 7 D E E R FI E L D B E A C H 6/ 3 0/ 2 0 1 92 7, 2 8 C H A R L O T T E/ P U N T A 2 0 1 7 2 5, 2 6 D u v al J a c ks o n vill e 6/ 3 0/ 2 0 1 8 2 8 D E L R A Y B E A C H 6/ 3 0/ 2 0 1 92 9, 3 0 S ar as ot a / S ar as ot a C o 2 0 1 7 2 9 D E L T O N A 6/ 3 0/ 2 0 1 9

T ot al D u e 2 0 1 8 2 7 3 0 F O R T L A U D E R D A L E 6/ 3 0/ 2 0 1 9

3 1 F O R T M Y E R S 6/ 3 0/ 2 0 1 9

T ot al D u e 2 0 1 7 3 0 3 2 HI A L E A H 6/ 3 0/ 2 0 1 9

3 3 H O L L Y W O O D 6/ 3 0/ 2 0 1 9

3 4 L A R G O 6/ 3 0/ 2 0 1 9

3 5 L A U D E R HI L L 6/ 3 0/ 2 0 1 9

3 6 M A R G A T E 6/ 3 0/ 2 0 1 9

3 7 M E L B O U R N E 6/ 3 0/ 2 0 1 9

3 8 MI A MI 6/ 3 0/ 2 0 1 9

3 9 MI A MI B E A C H 6/ 3 0/ 2 0 1 9

4 0 MI A MI G A R D E N S 6/ 3 0/ 2 0 1 9

4 1 MI R A M A R 6/ 3 0/ 2 0 1 9

4 2 O C A L A 6/ 3 0/ 2 0 1 9

4 3 P E M B R O K E PI N E S 6/ 3 0/ 2 0 1 9

4 4 P L A N T A TI O N 6/ 3 0/ 2 0 1 9

4 5 P O R T O R A N G E 6/ 3 0/ 2 0 1 9

4 6 P O R T S T. L U CI E 6/ 3 0/ 2 0 1 9

4 7 S U N RI S E 6/ 3 0/ 2 0 1 9

4 8 T A L L A H A S S E E 6/ 3 0/ 2 0 1 9

4 9 T A M A R A C 6/ 3 0/ 2 0 1 9

5 0 T A M P A 6/ 3 0/ 2 0 1 9

5 1 TI T U S VI L L E 6/ 3 0/ 2 0 1 9

I nt e rl o c als L H A P

5 2, 5 3 B R O W A R D/ C O R A L 6/ 3 0/ 2 0 1 9

5 4 T O W N O F D A VI E 6/ 3 0/ 2 0 1 9

5 5, 5 6 C O L LI E R/ N A P L E S 6/ 3 0/ 2 0 1 9

5 7, 5 8 E S C A M BI A/ P E N S A C O L A 6/ 3 0/ 2 0 1 9

5 9, 6 0 O K A L O O S A/ F T. W A L T O N 6/ 3 0/ 2 0 1 9

6 1, 6 2 O S C E O L A / KI S SI M M E E 6/ 3 0/ 2 0 1 9

T ot al D u e 2 0 1 9 6 2

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LHAP approval process 1. The local governing body adopts recommendations as an LHAP amendment. SHIP recipients are required to amend their LHAP within 12 months of adopting the original LHAP, in order to incorporate the local housing incentive strategies (Statute Subsection 420.9076 (1)). Subsequent LHAPs must be amended within 90 days after the local government receives the final AHAC Report. The LHAP must include the two required strategies, and the local government must consider any other strategies proposed by the advisory committee. The adopted LHAP must then be submitted to the Florida Housing Finance Corporation.

2. Notify the Florida Housing Finance Corporation.

Initially, the LHAP documents must be submitted electronically in their current file format (Microsoft Word or Excel). The email should state that the LHAP is being amended. The documents should be sent to the SHIP Program Administrator as follows: To: [email protected] Subject Line: LHAP Amendment from <Local Government Name> The SHIP jurisdiction should follow‐up by sending the original LHAP and exhibits by certified mail to the Florida Housing Finance Corporation. Mr. Robert Dearduff Florida Housing Finance Corporation 227 N Bronough Street Suite 5000 Tallahassee, FL 32301

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X. Beyond Incentive Strategies: Other Possible AHAC Responsibilities The primary task assigned by the SHIP Statutes to the AHAC members is to recommend incentive strategies. After this task is completed, once every three years, the AHAC is to evaluate whether those incentives that were previously adopted have been appropriately implemented. The members should also consider whether additional incentives should be recommended. In some communities, the AHAC continues to meet periodically, with annual, quarterly, or more frequent meetings. These AHAC members may be assigned additional responsibilities. If responsibilities are thoughtfully assigned, an AHAC may save staff time and serve as a helpful additional level of program quality control. Committee members may contribute ideas to improve the SHIP program, and the AHAC’s recommendations may carry weight as city or county commissioners consider changes to SHIP strategies, policies, and procedures.

Review or propose new strategies In some cases, SHIP staff may present new strategies for spending SHIP funds to the AHAC members to gain their support and recommendation before seeking adoption by the governing board. In other cases, AHAC members respond to trends they see in housing for which they need to recommend new SHIP‐funded assistance strategies. In recent years, SHIP jurisdictions have explored strategies focusing on veterans’ assistance, rent subsidies for homeless households, community land trusts, foreclosure prevention, and more. AHAC members might develop additional ideas by attending the Florida Housing Coalition’s annual conference or free workshops, as well as reviewing the Coalition’s past journals and training materials. These are available on www.flhousing.org.

Enhance existing strategies Committee members might join staff in suggesting additions to commonly used strategies. They might consider changes to the SHIP Maximum Awards, or suggest an improvement to the application process or recommend offering priority assistance to certain types of applications. For example, applicants who are elderly or who have disabilities could receive priority assistance in several SHIP jurisdictions. The AHAC might address the types of Eligible Housing Recommend that manufactured housing, also called mobile homes, be eligible for purchase assistance or repair (as long as they are constructed after 1994, a statutory requirement).

Community outreach and feedback The members of an advisory committee are intentionally selected because of their networks, spheres of influence, and relationship to affordable housing. AHAC members are encouraged to share with their network the details of how to apply for SHIP assistance and SHIP successes. AHAC members can be the eyes and ears for the community. They may observe changing trends in housing need, barriers to SHIP success, or potential sources of housing assistance to leverage with SHIP. These and other observations may be used to improve SHIP strategies. AHAC members may also assist with “ongoing review,” the SHIP mandatory affordable housing incentive addressed earlier in this guidebook. “Ongoing review” involves the establishment of a process by which a local government considers, before adoption, policies, procedures, ordinances, regulations, or plan provisions that increase the cost of housing. If an AHAC meets monthly or more frequently, it could adopt the responsibility of monitoring all local government actions related to housing in advance of the next city or county commission meeting.

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Monitor ongoing assistance The AHAC may request that staff provide an updated SHIP tracking spreadsheet at each AHAC meeting. This tool will assist advisory members in reviewing staff’s progress related to SHIP expenses, encumbrances, set‐aside compliance, and upcoming deadlines. In cases where a jurisdiction is close to missing an expenditure or encumbrance deadline, AHAC members can join staff in making a plan to ensure compliance. In‐depth training on SHIP tracking and reporting may be viewed on the Florida Housing Coalition’s website www.flhousing.org.

Provide input on SHIP procedures It is not the role of the AHAC to be involved in day‐to‐day operations of the SHIP program. That deep level of program administration is completed by SHIP staff, who are guided by the LHAP, the SHIP Statute and Rule, and local policies and procedures manuals. The AHAC should avoid serving as a loan committee or otherwise assisting with applicant processing and other administrative duties. This type of arrangement may be counter‐productive to a program, adding another layer of bureaucracy to the process, and possibly resulting in a poorly‐run program, potential conflict of interest issues, or potential program compliance problems. The application process and eligibility determination should be completed by SHIP staff, based on written guidelines, to ensure that the commitment of a SHIP affordable housing award would not be contingent on AHAC review or approval.

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XI. Appendix

Frequently asked questions This list of frequently asked questions is provided as a quick reference. In many cases, the topics referenced below are addressed in greater detail in other sections of this guide. Question: How does the Sunshine Law apply to our SHIP advisory committees? Answer: When dealing with advisory committees it is very important to keep in mind the requirements of Florida's open meetings laws. Any local government appointed committee that is part of a fact‐finding commission, or any board or committee that has final decision‐making authority is covered by these laws. There is a strong legislative and judicial presumption in favor of openness. If you have any questions about these requirements, consult with your city attorney, county attorney, or other appropriate legal counsel. Question: Do I have to use the AHAC Report template? Answer: No, the AHAC Report template provided in this Appendix is available for your use, but is not required. However, the Florida Housing staff requests that incentive items (a) through (k), outlined in the SHIP Statute, be included in the report and explicitly cited, even if the advisory committee voted not to recommend the strategy. Question: Our advisory committee report is going to the Board of County Commissioners on November 12, before a December 31st deadline. Will November 12th mark the start of our 90‐day clock for the Board to adopt any incentives or do we still have until March 31 of next year? Answer: Your 90‐day clock begins when the advisory committee submits its report to the Board. The last day allowed by statute to submit the AHAC Report to the governing body is December 31, making the 90‐day deadline March 31 of the following year. According to Florida Statutes, Sec. 420.9076 (6), “Within 90 days after the date of receipt of the local housing incentive strategies recommendations from the advisory committee, the governing body of the appointing local government shall adopt an amendment to its local housing assistance plan to incorporate the local housing incentive strategies it will implement within its jurisdiction.”

Question: Can the County Commissioners approve the incentives and adopt the amendment to the LHAP at the same time, or do they have to approve the incentives before adoption into the LHAP? Answer: There is nothing in the statute or rule that requires the incentives to be adopted prior to amending your LHAP. However, the incentives that are adopted may require a Comprehensive Plan Amendment or ordinance or policy change prior to incorporation into the LHAP that will need to be approved by your Board separately.

Question: Is it the adoption of the incentives that must to be completed by resolution or the adoption of the amendment to the LHAP that has to be done by resolution? Answer: The amendment to the LHAP must be adopted by resolution.

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Question: When we advertise the public hearing on our AHAC incentives, how much notice are we required to give? Answer: Both the rule and the statute are silent on this issue, so check to see if you have any local policies that govern advertisement of public hearings. If not, 15 to 30 days of notice would provide sufficient time for the public to review the plan and make arrangements to attend. Question: What if the AHAC does not make recommendations on changes to the current incentives nor recommends new incentives? Also, what if the Board does not adopt any new incentives and keeps the current two required incentives as they currently exist in the LHAP? Does this have to be spelled out in a report? Answer: You must produce an advisory committee’s report which provides evidence that the incentives listed in Sec. 420.9076 (4), Florida Statutes, have at least been reviewed and the AHAC recommended that no changes be made. This must be provided to Florida Housing and your city or county commission. A copy of the report must be submitted to Florida Housing as outlined by Florida Statutes, Sec. 420.9076 (7). Question: How long should the terms be for members of the Affordable Housing Advisory Committee? Answer: The SHIP Statute and Rule are silent on this point, but you should check to see if your jurisdiction has policies related to the terms of committee and task force members. Consider the value in having some of the committee members serve three years, long enough to help inform the next report due three years after the one you create. Question: Regarding the advisory committee member who must be a “citizen who is actively engaged in the residential home building industry”, does our local Habitat affiliate fit this description? What about an engineer or architect?

Answer: Yes, Habitat for Humanity is definitely in the building industry aligned with affordable housing. The same is true for an engineer or architect, so long as you can document his or her connection with affordable housing.

Question: Who specifically is supposed to lead the advisory committee meetings? Answer: There is no guidance in the SHIP Statute or Rule about who leads meetings or about how many meetings to hold. However, this guidebook recommends that a committee chairperson be elected by the AHAC. The number of meetings are indexed to the volume of work which the AHAC members must do to accomplish its mandate; remember that the AHAC meeting is a public meeting and must be noticed. SHIP requires the committee to produce a written report of recommendations, which must be presented to your commission. Each committee member must vote on whether to accept each recommendation. The Statute outlines several topics that the committee must consider. Some committees have one or two outspoken and forward‐moving leaders. Others do not, so staff keeps the group moving toward the point when it can produce its report. As much as possible, encourage committee members to set their own plan for meeting and discussing these topics.

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Question: Please clarify the role of the local housing partnerships and distinguish it from the local Affordable Housing Advisory Committee. Answer: Since the SHIP statute addresses both entities, it is easy to become confused on this issue. Sec. 420.907, Florida Statutes, the SHIP Statute, details specific information about the formation, powers and duties, and required membership of the Affordable Housing Advisory Committee. Advisory committee members must be appointed by local government resolution, must follow all laws related to government in the sunshine, and has as its specific statutory charge the recommendation of local housing incentive strategies to the local governing body. While the presence of a locally formed affordable housing partnership is an integral part of the SHIP program, the statute gives no specific powers and duties to this partnership, although it does give general information as to its membership. The legislative intent is to combine local resources to the extent that the effort will reduce the cost of producing or providing decent and affordable housing. It is important to note that the statute does not intend for the partnership to be formally constituted as a corporate body. The legislative intent is to encourage partnerships in order to secure the benefits of cooperation between the public and private sectors, and to reduce the cost of housing by effectively combining all available resources and cost‐saving measures. Each community utilizes its partnership differently. The most successful partnerships are often those in which the membership is broad and inclusive and each member brings a service or product to the table which maximizes the value while reducing the cost of affordable housing within the community. In many successful communities, the appointed advisory committee functions as a partnership and acts in an oversight capacity only, assisting with setting the direction of the program through suggesting policy to the local governing body and making specific recommendations for improving the overall program and amending the LHAP.

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AHAC Report template This AHAC Report template is a sample for your convenience. You are not required to adopt this report format. However, the Florida Housing Finance Corporation staff requests that items (a) through (k), as outlined in the SHIP Statute, be included in the report. Each item should be explicitly included even when the advisory committee has no recommendation to adopt a certain strategy.

Affordable Housing Advisory Committee Report to Board of City / County Commissioners SHIP Affordable Housing Incentive Strategies SUBMITTED TO: _____________________ BOARD OF CITY/COUNTY COMMISSION SUBMITTED TO: _____________________ FLORIDA HOUSING FINANCE CORPORATION DATE SUBMITTED: ___________________ PREPARED BY: _______________________ BACKGROUND As a recipient of State Housing Initiative Partnership funds, the City/County established an Affordable Housing Advisory Committee on DATE as required by the Florida Statutes, Sec. 420.9076. Upon appointment of the AHAC members and every three years after, the AHAC is responsible for reviewing and evaluating local plans, policies, procedures, land development regulations, the Comprehensive Plan, and other aspects of the City/County housing activities that impact the production of affordable housing. Further, the AHAC is specifically directed by the SHIP Statute to consider and evaluate the implementation of the incentives set out at Florida Statues, Sec. 420.9076 (4) (a) ‐ (k). Based on the AHAC evaluation, it may recommend to local government that it make modifications of, exceptions to, or creation of new plans, policies, procedures, and other governing vehicles which would encourage production of affordable housing. As approved by the City/County Commissioners, the recommendations are used to amend the Local Housing Assistance Plan and the local Comprehensive Plan Housing Element. COMMITTEE COMPOSITION The City/County Commission appointed or re‐appointed members to the Committee on DATE. Florida Statutes, Sec. 420.9076 (2) lists the categories from which committee members must be selected. There must be at least eight committee members with representation from at least six of the following categories: Citizen actively engaged in the residential home building industry in connection with affordable housing.

(a) Citizen who is actively engaged in the residential home building industry in connection with affordable housing. (b) Citizen who is actively engaged in the banking or mortgage banking industry in connection with affordable housing.

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(c) Citizen who is a representative of those areas of labor actively engaged in home building in connection with affordable housing. (d) Citizen who is actively engaged as an advocate for low‐income persons in connection with affordable housing. (e) Citizen who is actively engaged as a for‐profit provider of affordable housing. (f) Citizen who is actively engaged as a not‐for‐profit provider of affordable housing. (g) Citizen who is actively engaged as a real estate professional in connection with affordable housing. (h) Citizen who is actively serving on the local planning agency pursuant to Florida Statutes, Sec. 163.3174. (i) Citizen who is residing within the jurisdiction of the local governing body making the appointments. (j) Citizen who represents employers within the jurisdiction. (k) Citizen who represents essential services personnel, as defined in the local housing assistance plan.

The appointed AHAC Committee members are included here, along with their category affiliation.

Name Category Represented Date Appointed

1

2

3

4

5

6

7

8

AFFORDABLE HOUSING RECOMMENDATIONS

The AHAC has reviewed local government plans, policies, and procedures; ordinances; regulations; statutes; and the comprehensive plan, among other documents applicable to affordable housing, for evaluation of their impacts on affordable housing. Further, the AHAC has specifically considered and evaluated the strategies set out at Florida Statues, Sec. 420.9076 (4) (a)‐(k). Based on this review and evaluation, the AHAC has formulated recommendations to the City/County Commission that it incorporate into its housing strategy certain changes designed to encourage production of affordable housing. The AHAC, from its review, consideration, evaluation, and recommendations, drafts and submits this report to the City/County Commission and to Florida Housing Finance Corporation, which details the scope of its work and the resulting recommendations. From review and evaluation of the local government documents listed here, the AHAC makes these recommendations to the City/County Commission that it incorporate into its housing strategy the following: RECOMMENDATION 1

Meeting Synopsis: Existing Strategy:

AHAC Recommendation:

Schedule for Implementation:

7 1

R E C O M M E N D A TI O N 2 M e eti n g S y n o psis: E xisti n g Str at e g y:

A H A C R e c o m m e n d ati o n:

S c h e d ul e f or I m pl e m e nt ati o n:

Fr o m r e vi e w, c o n si d er ati o n, a n d e v al u ati o n of t h e str at e gi es pr o vi d e d i n t h e S HI P St at ut e at Fl ori d a St at ut e s, S e c.

4 2 0. 9 0 7 6 ( 4), t h e A H A C m a k es t h es e r e c o m m e n d ati o ns:

( a) T h e pr o c essi n g of a p pr o v al s of d e v el o p m e nt or d er s or p er mit, a s d efi n e d i n Fl ori d a St at ut es, S e c. 1 6 3. 3 1 6 4 ( 7), ( 8), f or aff or d a bl e h o usi n g pr oj e ct s is e x p e dit e d t o a gr e at er d e gr e e t h a n ot h er pr oj e ct s.

( b) T h e m o difi c ati o n of i m p a ct‐f e e r e q uir e m e nts, i n cl u di n g r e d u cti o n or w ai v er of f e es a n d alt er n ati v e m et h o ds of f e e p a y m e nt f or aff or d a bl e h o usi n g.

( c) T h e all o w a n c e of fl e xi bilit y i n d e nsiti es f or aff or d a bl e h o usi n g. ( d) T h e r e s er v ati o n of i nfr astr u ct ur e c a p a cit y f or h o u si n g f or v er y l o w‐i n c o m e p er s o n s, l o w‐i n c o m e p er s o n s,

a n d m o d er at e ‐i n c o m e p er s o ns. ( e) T h e all o w a n c e of aff or d a bl e a c c e s s or y r esi d e nti al u nits i n r esi d e nti al z o ni n g di stri ct s. (f) T h e r e d u cti o n of p ar ki n g a n d s et b a c k r e q uir e m e nts f or aff or d a bl e h o usi n g. ( g) T h e all o w a n c e of fl e xi bl e l ot c o nfi g ur ati o ns, i n cl u di n g z er o ‐l ot‐li n e c o nfi g ur ati o ns f or aff or d a bl e h o usi n g. ( h) T h e m o difi c ati o n of str e et r e q uir e m e nts f or aff or d a bl e h o usi n g . (i) T h e est a blis h m e nt of a pr o c e s s b y w hi c h a l o c al g o v er n m e nt c o n si d er s, b ef or e a d o pti o n, p oli ci es,

pr o c e d ur es, or di n a n c es, r e g ul ati o ns, or pl a n pr o vi si o n s t h at i n cr e a s e t h e c o st of h o usi n g. (j) T h e pr e p ar ati o n of a pri nt e d i n v e nt or y of l o c all y o w n e d p u bli c l a n d s s uit a bl e f or aff or d a bl e h o usi n g. ( k) T h e s u p p ort of d e v el o p m e nt n e ar tr a n s p ort ati o n h u bs a n d m aj or e m pl o y m e nt c e nt ers a n d mi x e d ‐u s e

d e v el o p m e nt s.

E X P E DI T E D P E R MI T TI N G

M e eti n g S y n o psis: E xisti n g Str at e g y:



M O DI FI C A TI O N O F I M P A C T F E E S




F L E XI B L E D E N SI TI E S




R E S E R V A TI O N O F I N F R A S T R U C T U R E C A P A CI T Y




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P A R KI N G A N D S E T B A C K R E Q UI R E M E N T S M e eti n g S y n o psis: E xisti n g Str at e g y:



A F F O R D A B L E A C C E S S O R Y R E SI D E N TI A L U NI T S M e eti n g S y n o psis: E xisti n g Str at e g y:



F L E XI B L E L O T C O N FI G U R A TI O N S




M O DI FI C A TI O N O F S T R E E T R E Q UI R E M E N T S




P R O C E S S O F O N G OI N G R E VI E W




P U B LI C L A N D I N V E N T O R Y




S U P P O R T O F D E V E L O P M E N T N E A R T R A N S P O R T A TI O N H U B S




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Glossary Accessory dwelling unit ‐ Additional living quarters on single‐family lots that are independent of the primary dwelling unit. The separate living spaces are equipped with kitchen and bathroom facilities, and can be either attached or detached from the main residence. Also referred to as accessory apartments, second units, or formerly, “granny flats”. Affordable housing ‐ Safe and decent housing that costs an owner or renter of modest financial means (extremely low, very low, low, and moderate income, as defined in this glossary) approximately 30% of monthly household income. The concept is that when people of modest financial means spend more than approximately 30% of their income on housing, they do not have sufficient funds for life’s other necessities, such as food, health care, and transportation costs. Area Median Income (AMI) ‐ An estimate of the median income in an area. HUD publishes annual income limits based on household size that are used to determine the maximum household income allowable for a subsidized project or unit. Attainable housing ‐ Housing that is affordable for families at a certain income level, determined by a local jurisdiction. Community Land Trust (CLT) ‐ The vehicle for separating land from building (in most cases, a house) for the purpose of transferring title to the house without selling the land. It also denotes the private nonprofit corporation that acquires and holds title to the land and manages the ground leases on that property for the benefit of that community.

Euclidian zoning ‐ A system of zoning whereby a city, town, or community is divided into areas in which specific land uses are permitted. These land uses vary by jurisdiction, but often include residential, commercial, and industrial uses. Extremely low‐income persons ‐ One or more persons or a family whose total annual household income does not exceed 30% of the median annual adjusted gross income for households within the state. The Florida Housing Finance Corporation may adjust this amount annually by rule to provide that in lower income counties, extremely low income may exceed 30% of area median income and that in higher income counties, extremely low income may be less than 30% of area median income. Housing Element ‐ The “Comprehensive Plan Housing Element” contains the data and analysis, along with the goals, objectives, and policies required under Florida Statutes for activities such as historic preservation and the elimination of substandard housing. The Housing Element could be considered the driving force behind all other housing plans and programs, as its status authorizes all activities in this area. The Housing Element must be consistent with the other elements of the comprehensive plan, particularly the Land Use Element. Impact fee ‐ Payments required by local governments of a new development for providing new or expanded public capital facilities that are required to serve that development. The fees, which typically require cash payments in advance of the completion of development, are based on a methodology and calculation derived from the cost of the facility and the nature and size of the development, and are used to finance improvements offsite of, but to the benefit of, the development.

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L o c alL o c al H o usi n gH o usi n g Assist a n c eAssist a n c e Pl a nPl a n ( L H A P)( L H A P) ‐ A c o n cis e d e s cri pti o n of t h e l o c al h o u si n g assist a n c e str at e gi es a n d l o c al h o usi n g i n c e nti v e str at e gi e s a d o pt e d b y l o c al g o v er n m e nt r e s ol uti o n wit h a n e x pl a n ati o n of t h e w a y i n w hi c h t h e pr o gr a m m e ets t h e r e q uir e m e nt s of Fl ori d a St at ut e s, S e cs. 4 2 0. 9 0 7 ‐4 2 0. 9 0 7 9, a n d t h e Fl ori d a H o u si n g Fi n a n c e C or p or ati o n a d mi nistr ati v e r ul e.

L o c alL o c al H o usi n gH o usi n g Assist a n c eAssist a n c e Str at e gi esStr at e gi es - T h e h o u si n g c o nstr u cti o n, r e h a bilit ati o n, r e p air, or fi n a n c e pr o gr a m i m pl e m e nt e d b y a p arti ci p ati n g c o u nt y or eli gi bl e m u ni ci p alit y wit h t h e l o c al h o u si n g distri b uti o n or ot h er f u n d s d e p osit e d i nt o t h e l o c al h o usi n g assist a n c e tr ust f u n d. L o c alL o c al H o usi n gH o usi n g I n c e nti v eI n c e nti v e Str at e gi esStr at e gi es - L o c al g o v er n m e nt r e g ul at or y r ef or m or i n c e nti v e pr o gr a ms t o e n c o ur a g e or f a cilit at e aff or d a bl e h o u si n g pr o d u cti o n, w hi c h i n cl u d e at a mi ni m u m, a s s ur a n c e t h at p er mits f or aff or d a bl e h o usi n g pr oj e cts ar e e x p e dit e d t o a gr e at er d e gr e e t h a n ot h er pr oj e ct s, a s pr o vi d e d i n Fl ori d a St at ut es, S e c. 1 6 3. 3 1 7 7( 6) (f) 3 a n o n g oi n g pr o c e s s f or r e vi e w of l o c al p oli ci es, or di n a n c e s, r e g ul ati o ns, a n d pl a n pr o vi si o n s t h at i n cr e as e t h e c o st of h o usi n g pri or t o t h eir a d o pti o n; a n d a s c h e d ul e f or i m pl e m e nti n g t h e i n c e nti v e str at e gi e s. L o c al h o usi n g i n c e nti v e str at e gi e s m a y als o i n cl u d e ot h er r e g ul at or y r ef or m s, s u c h a s t h o s e e n u m er at e d i n Fl ori d a St at u es, S e c. 4 2 0. 9 0 7 6, or t h o s e r e c o m m e n d e d b y t h e Aff or d a bl e H o u si n g A d vis or y C o m mitt e e i n its tri e n ni al e v al u ati o n of t h e i m pl e m e nt ati o n of aff or d a bl e h o u si n g i n c e nti v e s a n d a d o pt e d b y t h e l o c al g o v er ni n g b o d y. L o wL o w ‐‐i n c o m ei n c o m e p ers o nsp ers o ns ‐ ‐ O n e or m or e p er s o n s or a f a mil y, w h o s e t ot al a n n u al a dj ust e d gr o s s h o u s e h ol d i n c o m e d o es n ot e x c e e d 8 0 % of t h e m e di a n a n n u al a dj ust e d gr o s s i n c o m e f or h o us e h ol ds wit hi n t h e st at e, or 8 0 % of t h e m e di a n a n n u al a dj u st e d gr o s s i n c o m e f or h o u s e h ol d s wit hi n t h e m etr o p olit a n st atisti c al ar e a ( M S A) or, if n ot wit hi n a n M S A, wit hi n t h e c o u nt y i n w hi c h t h e p er s o n or f a mil y r e si d e s, w hi c h e v er is gr e at er. M o d er at eM o d er at e ‐‐i n c o m ei n c o m e p ers o nsp ers o ns ‐ O n e or m or e p er s o n s or a f a mil y, w h o s e t ot al a n n u al a dj ust e d gr o s s h o u s e h ol d i n c o m e of is l e s s t h a n 1 2 0 % of t h e m e di a n a n n u al a dj ust e d gr o s s i n c o m e f or h o u s e h ol d s wit hi n t h e st at e, or 1 2 0 % of t h e m e di a n a n n u al a dj ust e d gr o s s i n c o m e f or h o us e h ol ds wit hi n t h e m etr o p olit a n st atisti c al ar e a ( M S A) or, if n ot wit hi n a n M S A, wit hi n t h e c o u nt y i n w hi c h t h e p er s o n or f a mil y r e si d e s, w hi c h e v er is gr e at er. I n cl usi o n ar yI n cl usi o n ar y z o ni n gz o ni n g ‐ I n cl usi o n ar y z o ni n g p oli ci es e n c o ur a g e or r e q uir e d e v el o p er s t o pr o d u c e a s m all p er c e nt a g e of aff or d a bl e h o usi n g u nit s wit hi n n e w or r e d e v el o p e d m ar k et r at e pr oj e cts. P er mitP er mit ‐ A p er mit i n cl u d e s a n y b uil di n g p er mit, z o ni n g p er mit, s u b di vi si o n a p pr o v al, r e z o ni n g, c ertifi c ati o n, s p e ci al e x c e pti o n, v ari a n c e, or a n y ot h er offi ci al a cti o n of l o c al g o v er n m e nt h a vi n g t h e eff e ct of p er mitti n g t h e d e v el o p m e nt of l a n d. Fl ori d a St at ut es, S e c. 1 6 3. 3 1 6 4. Pl a n n e dPl a n n e d u nitu nit d e v el o p m e ntd e v el o p m e nt ( P U D)( P U D) ‐ ‐ A t y p e of d e v el o p m e nt, a n d its r e g ul at or y pr o c e s s, t h at p er mits a d e v e l o p er t o m e et o v er all c o m m u nit y d e n sit y a n d l a n d u s e g o al s wit h o ut b ei n g b o u n d b y e xisti n g z o ni n g r e q uir e m e nt s. P U D is a s p e ci al t y p e of fl o ati n g o v erl a y distri ct w hi c h g e n er all y d o es n ot a p p e ar o n t h e m u ni ci p al z o ni n g m a p u ntil a d esi g n ati o n is r e q u est e d. S p e ci alS p e ci al e x c e pti o ne x c e pti o n ‐ A s p e cifi c all o w a n c e i n a l o c al j uris di cti o n’s z o ni n g c o d e t o all o w a n ot h er wis e pr o hi bit e d l a n d us e. Oft e n r ef err e d t o a s a “ c o n diti o n al u s e p er mit ” or “s p e ci al u s e p er mit. ” Tr a nsitTr a nsit ‐‐ori e nt e dori e nt e d d e v el o p m e ntd e v el o p m e nt ‐ A pr oj e ct or pr oj e cts, i n ar e a s i d e ntifi e d i n a l o c al g o v er n m e nt c o m pr e h e nsi v e pl a n, t o b e s er v e d b y e xisti n g or pl a n n e d tr a n sit s er vi c e. T h e s e d esi g n at e d ar e a s s h all b e c o m p a ct, m o d er at e t o hi g h d e nsit y d e v el o p m e nts, of mi x e d ‐u s e c h ar a ct er, i nt er c o n n e ct e d wit h ot h er l a n d u s e s, bi c y cl e a n d p e d estri a n fri e n dl y, a n d d esi g n e d t o s u p p ort fre q u e nt tr a nsit s er vi c e o p er ati n g t hr o u g h, c oll e cti v el y or s e p ar at el y, r ail, fi x e d g ui d e ‐w a y, str e et c ar, or b us s yst e ms o n d e di c at e d f a ciliti es or a v ail a bl e r o a d w a y c o n n e cti o ns. Fl ori d a St at ut es, S e c. 1 6 3. 3 1 6 4 ( 4 6).

75

Variance ‐ A procedure established by state law and included in local government land development regulations whereby an applicant requests relief from the minimum property development standards. This procedure exists to modify zoning district requirements related to building height, lot area, structural coverage, or building setbacks. Variances and waivers shall be granted when the person subject to the rule demonstrates that the purpose of the underlying statute is or has been achieved by other means by the person and when application of a rule would create a substantial hardship or would violate principles of fairness. Very low‐income persons ‐ One or more persons or a family, not including students, the total annual adjusted gross household income of which does not exceed 50% of the median annual adjusted gross income for households within the state, or 50% of the median annual adjusted gross income for households within the metropolitan statistical area (MSA) or, if not within an MSA, within the county in which the person or family resides, whichever is greater.

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St at eSt at e H o usi n gH o usi n g I niti ati v esI niti ati v es P art n ers hi pP art n ers hi p

4 2 0. 9 0 7 S h ort titl e.

4 2 0. 9 0 7 1 D efi niti o n s.

4 2 0. 9 0 7 2 St at e H o u si n g I niti ati v e s P art n er s hi p Pr o gr a m.

4 2 0. 9 0 7 3 L o c al h o usi n g di stri b uti o n s.

4 2 0. 9 0 7 5 L o c al h o u si n g a s si st a n c e pl a ns; p art n ers hi ps.

4 2 0. 9 0 7 6 A d o pti o n of aff or d a bl e h o u si n g i n c e nti v e str at e gi e s; c o m mitt e e s.

4 2 0. 9 0 7 9 L o c al G o v er n m e nt H o u si n g Tr ust F u n d.

4 2 0. 9 0 8 9 N ati o n al H o u si n g Tr ust F u n d.

4 2 0. 9 0 7 S h ort titl e. — S e cti o ns 4 2 0. 9 0 7 ‐4 2 0. 9 0 7 9 m a y b e cit e d a s t h e “ S t at e H o usi n g I niti ati v es P art n er s hi p A ct. ”

Hi st or y. — s. 3 2, c h. 9 2 ‐3 1 7.

4 2 0. 9 0 7 1 D efi niti o n s. — A s us e d i n s s. 4 2 0. 9 0 7 ‐4 2 0. 9 0 7 9, t h e t er m:

1) “ A dj u st e d f or f a mil y si z e ” m e a ns a dj ust e d i n a m a n n er t h at r e s ult s i n a n i n c o m e eli gi bilit y l e v el t h at is l o w er

f or h o u s e h ol d s h a vi n g f e w er t h a n f o ur p e o pl e, or hi g h er f or h o u s e h ol ds h a vi n g m or e t h a n f o ur p e o pl e, t h a n

t h e b a s e i n c o m e eli gi bilit y d et er mi n e d a s pr o vi d e d i n s u b s e cti o n ( 1 9), s u b s e cti o n ( 2 0), or s u bs e cti o n ( 2 8),

b a s e d u p o n a f or m ul a est a blis h e d b y t h e U nit e d St at es D e p art m e nt of H o u si n g a n d Ur b a n D e v el o p m e nt.

2) “ Aff or d a bl e ” m e a ns t h at m o nt hl y r e nt s or m o nt hl y m ort g a g e p a y m e nts i n cl u di n g t a x es a n d i n s ur a n c e d o n o t

e x c e e d 3 0 p er c e nt of t h at a m o u nt w hi c h r e pr es e nts t h e p er c e nt a g e of t h e m e di a n a n n u al gr o s s i n c o m e f or

t h e h o u s e h ol d s a s i n di c at e d i n s u b s e cti o n ( 1 9), s u b s e cti o n ( 2 0), or s u bs e cti o n ( 2 8). H o w e v er, it is n ot t h e

i nt e nt t o li mit a n i n di vi d u al h o u s e h ol d’ s a bilit y t o d e v ot e m or e t h a n 3 0 p er c e nt of its i n c o m e f or h o usi n g, a n d

h o usi n g f or w hi c h a h o u s e h ol d d e v ot e s m or e t h a n 3 0 p er c e nt of it s i n c o m e s h all b e d e e m e d aff or d a bl e if t h e

fir st i n stit uti o n al m ort g a g e l e n d er is s ati sfi e d t h at t h e h o u s e h ol d c a n aff or d m ort g a g e p a y m e nts i n e x c es s of

t h e 3 0 p er c e nt b e n c h m ar k.

3) “ Aff or d a bl e h o u si n g a d vi s or y c o m mitt e e ” m e a ns t he c o m mitt e e a p p oi nt e d b y t h e g o v er ni n g b o d y of a c o u nt y

or eli gi bl e m u ni ci p alit y f or t h e p ur p o s e of r e c o m m e n di n g s p e cifi c i niti ati v es a n d i n c e nti v e s t o e n c o ur a g e or

f a cilit at e aff or d a bl e h o u si n g a s pr o vi d e d i n s. 4 2 0. 9 0 7 6.

4) “ A n n u al gr o s s i n c o m e ” m e a ns a n n u al i n c o m e a s d efi n e d u n d er t h e S e cti o n 8 h o usi n g assist a n c e p a y m e nts

pr o gr a ms i n 2 4 C. F. R. p art 5; a n n u al i n c o m e a s r ep ort e d u n d er t h e c e ns us l o n g f or m f or t h e r e c e nt a v ail a bl e

d e c e n ni al c e ns us; or a dj u st e d gr o s s i n c o m e a s d efi n e d f or p ur p o s e s of r e p orti n g u n d er I nt er n al R e v e n u e

S er vi c e F or m 1 0 4 0 f or i n di vi d u al f e d er al a n n u al i n c o m e t a x p ur p o s es or a s d efi n e d b y st a n d ar d pr a cti c es us e d

i n t h e l e n di n g i nd ustr y a s d et ail e d i n t h e l o c al h o u si n g a s si st a n c e pl a n a n d a p pr o v e d b y t h e c or p or ati o n.

C o u nti es a n d eli gi bl e m u ni ci p aliti es s h all c al c ul at e i n c o m e b y a n n u ali zi n g v erifi e d s o ur c es of i n c o m e f or t h e

7 7

h o u s e h ol d a s t h e a m o u nt of i n c o m e t o b e r e c ei v e d i n a h o u s e h ol d d uri n g t h e 1 2 m o nt h s f oll o wi n g t h e

eff e cti v e d at e of t h e d et er mi n ati o n.

5) “ A w ar d ” m e a ns a l o a n, gr a nt, or s u bsi d y f u n d e d w h oll y or p arti all y b y t h e l o c al h o usi n g assist a n c e tr ust f u n d.

6) “ C o m m u nit y ‐b a s e d or g a ni z ati o n ” m e a ns a n o n pr ofit or g a ni z ati o n t h at h a s a m o n g its p ur p o s es t h e pr o vi si o n

of aff or d a bl e h o usi n g t o p er s o n s w h o h a v e s p e ci al n e e ds or h a v e v er y l o w i n c o m e, l o w i n c o m e, or m o d er at e

i n c o m e wit hi n a d esi g n at e d ar e a, w hi c h m a y i n cl u d e a m u ni ci p alit y, a c o u nt y, or m or e t h a n o n e m u ni ci p alit y

or c o u nt y, a n d m ai nt ai ns, t hr o u g h a mi ni m u m of o n e ‐t hir d r epr e s e nt ati o n o n t h e or g a ni z ati o n’ s g o v er ni n g

b o ar d, a c c o u nt a bilit y t o h o u si n g pr o gr a m b e n efi ci ari es a n d r esi d e nts of t h e d esi g n at e d ar e a. A c o m m u nit y

h o usi n g d e v el o p m e nt or g a ni z ati o n e st a bli s h e d p urs u a nt t o 2 4 C. F. R. s. 9 2. 2 a n d c o m m u nit y d e v el o p m e nt

c or p or ati o ns cr e at e d p urs u a nt t o c h a pt er 2 9 0 ar e e x a m pl es of c o m m u nit y ‐b a s e d or g a ni z ati o ns.

7) “ C or p or ati o n ” m e a ns t h e Fl ori d a H o u si n g Fi n a n c e C or p or ati o n.

8) “ Eli gi bl e h o u si n g ” m e a ns a n y r e al a n d p er s o n al pr o p ert y l o c at e d wit hi n t h e c o u nt y or t h e eli gi bl e m u ni ci p alit y

w hi c h is d esi g n e d a n d i nt e n d e d f or t h e pri m ar y p ur p o s e of pr o vi di n g d e c e nt, s af e, a n d s a nit ar y r esi d e nti al

u nits t h at ar e d esi g n e d t o m e et t h e st a n d ar ds of t h e Fl ori d a B uil di n g C o d e or pr e vi o us b uil di n g c o d es a d o pt e d

u n d er c h a pt er 5 5 3, or m a n uf a ct ur e d h o u si n g c o nstr u ct e d aft er J u n e 1 9 9 4 a n d i nst all e d i n a c c or d a n c e wit h

t h e i nst all ati o n st a n d ar ds f or m o bil e or m a n uf a ct ur e d h o m es c o nt ai n e d i n r ul es of t h e D e p art m e nt of Hi g h w a y

S af et y a n d M ot or V e hi cl e s, f or h o m e o w n er s hi p or r e nt al f or eli gi bl e p er s o ns a s d esi g n at e d b y e a c h c o u n t y or

eli gi bl e m u ni ci p alit y p arti ci p ati n g i n t h e St at e H o u si n g I niti ati v es P art n ers hi p Pr o gr a m.

9) “ Eli gi bl e m u ni ci p alit y ” m e a ns a m u ni ci p alit y t h at is eli gi bl e f or f e d er al c o m m u nit y d e v el o p m e nt bl o c k gr a nt

e ntitl e m e nt m o n e ys a s a n e ntitl e m e nt c o m m u nit y i d e ntifi e d i n 2 4 C. F. R. s. 5 7 0, s u b p art D, E ntitl e m e nt Gr a nts,

or a n o e ntitl e m e nt m u ni ci p alit y t h at is r e c ei vi n g l o c al h o u si n g distri b uti o n f u n d s u n d er a n i nt erl o c al

a gr e e m e nt t h at pr o vi d es f or p o s s e s si o n a n d a d mi ni str ati v e c o ntr ol of f u n d s t o b e tr a nsf err e d t o t h e n o

e ntitl e m e nt m u ni ci p alit y. A n eli gi bl e m u ni ci p alit y t h at d ef ers it s p arti ci p ati o n i n c o m m u nit y d e v el o p m e nt

bl o c k gr a nts d o es n ot aff e ct its eli gi bilit y f or p arti ci p ati o n i n t h e St at e H o u si n g I niti ati v es P art n er s hi p Pr o gr a m.

1 0) “ Eli gi bl e p e r s o n ” or “ eli gi bl e h o u s e h ol d ” m e a ns o n e or m or e n at ur al p er s o n s or a f a mil y d et er mi n e d b y t h e

c o u nt y or eli gi bl e m u ni ci p alit y t o b e of v er y l o w i n c o m e, l o w i n c o m e, or m o d er at e i n c o m e a c c or di n g t o t h e

i n c o m e li mit s a dj u st e d t o f a mil y si z e p u blis h e d a n n u all y b y t h e U nit e d St at es D e p art m e nt of H o u si n g a n d

Ur b a n D e v e l o p m e nt b a s e d u p o n t h e a n n u al gr o s s i n c o m e of t h e h o us e h ol d.

1 1) “ Eli gi bl e s p o n s or ” m e a ns a p er s o n or a pri v at e or p u bli c f or‐pr ofit or n ot ‐f or‐pr ofit e ntit y t h at a p pli e s f or a n

a w ar d u n d er t h e l o c al h o usi n g assist a n c e pl a n f or t h e p ur p o s e of pr o vi di n g eli gi bl e h o u si n g f or e li gi bl e

p er s o n s.

1 2) “ Gr a nt ” m e a ns a n a w ar d fr o m t h e l o c al h o usi n g assist a n c e tr ust f u n d t o a n eli gi bl e s p o n s or or eli gi bl e p er s o n

t o p arti all y a s si st i n t h e c o nstr u cti o n, r e h a bilit ati o n, or fi n a n ci n g of eli gi bl e h o usi n g or t o pr o vi d e t h e c o st of

7 8

t e n a nt or o w n er s hi p q u alifi c ati o ns wit h o ut r e q uir e m e nt f or r e p a y m e nt a s l o n g a s t h e c o n diti o n of a w ar d i s

m ai nt ai n e d.

1 3) “ L o a n ” m e a ns a n a w ar d fr o m t h e l o c al h o usi n g assist a n c e tr ust f u n d t o a n eli gi bl e s p o n s or or eli gi bl e p er s o n

t o p arti all y fi n a n c e t h e a c q ui siti o n, c o n str u cti o n, or r e h a bilit ati o n of eli gi bl e h o u si n g wit h r e q uir e m e nt f or

r e p a y m e nt or pr o vi si o n f or f or gi v e n e s s of r e p a y m e nt if t h e c o n di ti o n of t h e a w ar d is m ai nt ai n e d.

1 4) “ L o c al h o u si n g a s si st a n c e pl a n ” m e a ns a c o n cis e d e s cri pti o n of t h e l o c al h o usi n g a s si st a n c e str at e gi es a n d

l o c al h o u si n g i n c e nti v e str at e gi es a d o pt e d b y l o c al g o v er n m e nt r es ol uti o n wit h a n e x pl a n ati o n of t h e w a y i n

w hi c h t h e pr o gr a m m e ets t h e r e q uir e m e nts of s s. 4 2 0. 9 0 7 ‐4 2 0. 9 0 7 9 a n d c or p or ati o n r ul e.

1 5) “ L o c al h o u si n g a s si st a n c e str at e gi e s ” m e a ns t h e h o usi n g c o nstr u cti o n, r e h a bilit ati o n, r e p air, or fi n a n c e

pr o gr a m i m pl e m e nt e d b y a p arti ci p ati n g c o u nt y or eli gi bl e m u ni ci p alit y wit h t h e l o c al h o u si n g distri b uti o n or

ot h er f u n ds d e p o sit e d i nt o t h e l o c al h o u si n g a s si st a n c e tr ust f u n d.

1 6) “ L o c a l h o u si n g i n c e nti v e str at e gi e s ” m e a ns l o c al r e g ul at or y r ef or m or i n c e nti v e pr o gr a m s t o e n c o ur a g e or

f a cilit at e aff or d a bl e h o u si n g pr o d u cti o n, w hi c h i n cl u d e at a mi ni m u m, a s s ur a n c e t h at p er mits f or aff or d a bl e

h o usi n g pr oj e cts ar e e x p e dit e d t o a gr e at er d e gr e e t h a n ot h er pr oj e cts, a s pr o vi d e d i n s. 1 6 3. 3 1 7 7( 6)(f) 3.; a n

o n g oi n g pr o c e s s f or r e vi e w of l o c al p oli ci es, or di n a n c e s, r e g ul ati o ns, a n d pl a n pr o visi o ns t h at i n cr e a s e t h e c o st

of h o usi n g pri or t o t h eir a d o pti o n; a n d a s c h e d ul e f or i m pl e m e nti n g t h e i n c e nti v e str at e gi e s. L o c al h o u si n g

i n c e nti v e str at e gi es m a y al s o i n cl u d e ot h er r e g ul at or y r ef or m s, s u c h a s t h o s e e n u m er at e d i n s. 4 2 0. 9 0 7 6 or

t h o s e r e c o m m e n d e d b y t h e aff or d a bl e h o usi n g a d vi s or y c o m mitt e e i n its tri e n ni al e v al u ati o n of t h e

i m pl e m e nt ati o n of aff or d a bl e h o u si n g i n c e nti v e s, a n d a d o pt e d b y t h e l o c al g o v er ni n g b o d y.

1 7) “ L o c al h o u si n g di stri b uti o n s ” m e a ns t h e pr o c e e ds of t h e t a x es c oll e ct e d u n d er c h a pt er 2 0 1 d e p osit e d i nt o

t h e L o c al G o v er n m e nt H o u si n g Tr ust F u n d a n d distri b ut e d t o c o u nti es a n d eli gi bl e m u ni ci p aliti es p arti ci p ati n g

i n t h e St at e H o usi n g I niti ati v es P art n ers hi p Pr o gr a m p urs u a nt t o s. 4 2 0. 9 0 7 3.

1 8) “ L o c al h o u si n g p art n er s hi p ” m e a ns t h e i m pl e m e nt ati o n of t h e l o c al h o usi n g assist a n c e pl a n i n a m a n n er t h at

i n v ol v e s t h e a p pli c a bl e c o u nt y or eli gi bl e m u ni ci p alit y, l e n di n g i nstit uti o ns, h o u si n g b uil d er s a n d d e v el o p ers,

r e al e st at e pr of e s si o n al s, a d v o c at es f or l o w‐i n c o m e p er s o n s, c o m m u nit y b a s e d h o usi n g a n d s er vi c e

or g a ni z ati o n s, a n d pr o vi d er s of pr of e s si o n al s er vi c es r el ati n g t o aff or d a bl e h o usi n g. T h e t er m i n cl u d es

i niti ati v es t o pr o vi d e s u p p ort s er vi c es f or h o usi n g pr o gr a m b e n efi ci ari es s u c h a s tr ai ni n g t o pr e p ar e p ers o ns

f or t h e r es p o nsi bilit y of h o m e o w n ers hi p, c o u n s eli n g of t e n a nts, a n d t h e est a blis hi n g of s u p p ort s er vi c es s u c h

a s d a y c ar e, h e alt h c ar e, a n d tr a n s p ort ati o n.

1 9) “ L o w ‐i n c o m e p er s o n ” or “l o w ‐i n c o m e h o u s e h ol d ” m e a ns o n e or m or e n at ur al p er s o n s or a f a mil y t h at h a s a

t ot al a n n u al gr o s s h o u s e h ol d i n c o m e t h at d o es n ot e x c e e d 8 0 p er c e nt of t h e m e di a n a n n u al i n c o m e a dj u st e d

f or f a mil y si z e f or h o us e h ol ds wit hi n t h e m etr o p olit a n st atisti c al ar e a, t h e c o u nt y, or t h e n o n m etr o p ol it a n

m e di a n f or t h e st at e, w hi c h e v er a m o u nt is gr e at est. Wit h r e s p e ct t o r e nt al u nit s, t h e l o w‐i n c o m e h o u s e h ol d’ s

7 9

a n n u al i n c o m e at t h e ti m e of i niti al o c c u p a n c y m a y n ot e x c e e d 8 0 p er c e nt of t h e ar e a’ s m e di a n i n c o m e

a dj ust e d f or f a mil y si z e. W hil e o c c u p yi n g t h e r e nt al u nit, a l o w‐i n c o m e h o us e h ol d’s a n n u al i n c o m e m a y

i n cr e a s e t o a n a m o u nt n ot t o e x c e e d 1 4 0 p er c e nt of 8 0 p er c e nt of t h e ar e a’ s m e di a n i n c o m e a dj us t e d f or

f a mil y si z e.

2 0) “ M o d er at e“ M o d er at e ‐‐i n c o m ei n c o m e p ers o n ”p ers o n ” oror “ m o d er at e“ m o d er at e ‐‐i n c o m ei n c o m e h o us e h ol d ”h o us e h ol d ” m e a ns o n e or m or e n at ur al p er s o ns or a f a mil y

t h at h a s a t ot al a n n u al gr o s s h o u s e h ol d i n c o m e t h at d o es n ot e x c e e d 1 2 0 p er c e nt of t h e m e di a n a n n u al

i n c o m e a dj ust e d f or f a mil y si z e f or h o us e h ol ds wit hi n t h e m etr o p olit a n st ati sti c al ar e a, t h e c o u n t y, or t h e

n o n m etr o p olit a n m e di a n f or t h e st at e, w hi c h e v er is gr e at e st. Wit h r e s p e ct t o r e nt al u nits, t h e m o d er at e ‐

i n c o m e h o us e h ol d’s a n n u al i n c o m e at t h e ti m e of i niti al o c c u p a n c y m a y n ot e x c e e d 1 2 0 p er c e nt of t h e ar e a’ s

m e di a n i n c o m e a dj u st e d f or f a mil y si z e. W hil e o c c u p yi n g t h e r e nt al u nit, a m o d er at e ‐i nc o m e h o u s e h ol d’ s

a n n u al i n c o m e m a y i n cr e a s e t o a n a m o u nt n ot t o e x c e e d 1 4 0 p er c e nt of 1 2 0 p er c e nt of t h e ar e a’ s m e di a n

i n c o m e a dj ust e d f or f a mil y si z e.

2 1) “ P ers o n al“ P ers o n al pr o p ert y ”pr o p ert y ” m e a ns m aj or a p pli a n c es, i n cl u di n g a fr e e st a n di n g r efri g er at or or st o v e, t o b e i d e ntifi e d

o n t h e e n c u m b eri n g d o c u m e nts.

2 2) “ Pl a n“ Pl a n a m e n d m e nt ”a m e n d m e nt ” m e a ns t h e a d di ti o n or d el eti o n of a l o c al h o usi n g assist a n c e str at e g y or l o c al h o u si n g

i n c e nti v e str at e g y. Pl a n a m e n d m e nts m ust at all ti m e s m ai nt ai n c o nsist e n c y wit h pr o gr a m r e q uir e m e nts a n d

m u st b e s u b mitt e d t o t h e c or p or ati o n f or r e vi e w p urs u a nt t o s. 4 2 0. 9 0 7 2( 3). T e c h ni c al or cl arif yi n g r e vi si o n s

m a y n ot b e c o nsi d er e d pl a n a m e n d m e nts b ut m u st b e tr a nsmitt e d t o t h e c or p or ati o n f or p ur p os es of

n otifi c ati o n.

2 3) “ P o p ul ati o n ”“ P o p ul ati o n ” m e a ns t h e l at e st offi ci al st at e esti m at e of p o p ul ati o n c ertifi e d p ur s u a nt t o s. 1 8 6. 9 0 1 pri or t o t h e

b e gi n ni n g of t h e st at e fi s c al y e ar.

2 4) “ Pr o gr a m“ Pr o gr a m i n c o m e ”i n c o m e ” m e a ns t h e pr o c e e d s d eri v e d fr o m i nt er est e ar n e d o n or i n v e st m e nt of t h e l o c al h o u si n g

distri b u ti o n a n d ot h er f u n ds d e p osit e d i nt o t h e l o c al h o u si n g assist a n c e tr ust f u n d, pr o c e e ds fr o m l o a n

r e p a y m e nt s, r e c y cl e d f u n d s, a n d all ot h er i n c o m e d eri v e d fr o m us e of f u n ds d e p osit e d i n t h e l o c al h o u si n g

assist a n c e tr u st f u n d. It d o es n ot i n cl u d e r e c a pt ur e d f u n ds a s d efi n e d i n s u b s e cti o n ( 2 5).

2 5) “ R e c a pt ur e d“ R e c a pt ur e d f u n ds ”f u n ds ” m e a ns f u n ds t h at ar e r ec o u p e d b y a c o u nt y or eli gi bl e m u ni ci p alit y i n a c c or d a n c e wit h t h e

r e c a pt ur e pr o vi si o n s of its l o c al h o u si n g assist a n c e pl a n p ur s u a nt t o s. 4 2 0. 9 0 7 5( 5)(j) fr o m eli gi bl e p er s o n s or

eli gi bl e s p o n s or s, w hi c h f u n ds w er e n ot us e d f or assist a n c e t o a n eli gi bl e h o us e h ol d f or a n eli gi bl e a cti vit y,

w h e n t h er e is a d ef a ul t o n t h e t er ms of a gr a nt a w ar d or l o a n a w ar d.

2 6) “ R e nt“ R e nt s u bsi di es ”s u bsi di es ” m e a ns o n g oi n g m o nt hl y r e nt al a s si st a n c e.

2 7) “ S al es“ S al es pri c e ”pri c e ” or “ v al u e ”“ v al u e ” m e a n s, i n t h e c a s e of a c q ui siti o n of a n e xisti n g or n e wl y c o nstr u ct e d u nit, t h e a m o u nt

o n t h e e x e c ut e d s al e s c o ntr a ct. F or eli gi bl e p er s o n s w h o ar e b uil di n g a u nit o n l a n d t h at t h e y o w n, t he s al e s

pri c e is d et er mi n e d b y a n a p pr ai s al p erf or m e d b y a st at e ‐c ertifi e d a p pr ai s er. T h e a p pr ai s al m u st i n cl u d e t h e

8 0

v al u e of t h e l a n d a n d t h e i m pr o v e m e nt s usi n g t h e aft er ‐c o n str u cti o n v al u e of t h e pr o p ert y a n d m u st b e d at e d

wit hi n 1 2 m o nt hs of t h e d at e c o n str u cti o n is t o c o m m e n c e. T h e s al es pri c e of a n y u nit m u st i n cl u d e t h e v al u e

of t h e l a n d i n or d er t o q u alif y a s eli gi bl e h o usi n g a s d efi n e d i n s u b s e cti o n ( 8). I n t h e c a s e of r e h a bilit ati o n or

e m er g e n c y r e p air of a n e xisti n g u nit t h at d o es n ot cr e at e a d diti o n al li vi n g s p a c e, s al e s pri c e or v al u e m e a ns

t h e v al u e of t h e r e al pr o p ert y, a s d et er mi n e d b y a n a p pr ai s al p erf or m e d b y a st at e ‐c ertifi e d a p pr ai s er a n d

d at e d wit hi n 1 2 m o nt hs of t h e d at e c o n str u cti o n is t o c o m m e n c e or t h e a s s e s s e d v al u e of t h e r e al pr o p ert y

a s d et er mi n e d b y t h e c o u nt y pr o p ert y a p pr ai s er. I n t h e c a s e of r e h a bilit ati o n of a n e xisti n g u nit t h at i n cl u d es

t h e a d diti o n of n e w li vi n g s p a c e, s al e s pri c e or v al u e m e a ns t h e v al u e of t h e r e al pr o p ert y, a s d et er mi n e d b y

a n a p pr ai s al p erf or m e d b y a st at e ‐c ertifi e d a p pr ai s er a n d d at e d wit hi n 1 2 m o nt hs of t h e d at e c o n str u cti o n is

t o c o m m e n c e or t h e a s s e s s e d v al u e of t h e r e al pr o p ert y a s d et er mi n e d b y t h e c o u nt y pr o p ert y a p pr ai s er, pl u s

t h e c o st of t h e i m pr o v e m e nts i n eit h er c a s e.

2 8) “ V er y ‐l o w‐i n c o m e p er s o n ” or “ v er y ‐l o w‐i n c o m e h o us e h ol d ” m e a n s o n e or m or e n at ur al p er s o ns or a f a mil y

t h at h a s a t ot al a n n u al gr o s s h o u s e h ol d i n c o m e t h at d o es n ot e x c e e d 5 0 p er c e nt of t h e m e di a n a n n u al i n c o m e

a dj ust e d f or f a mil y si z e f or h o us e h ol ds wit hi n t h e m etr o p olit a n st ati sti c al ar e a, t h e c o u nt y, or t h e

n o n m etr o p olit a n m e di a n f or t h e st at e, w hi c h e v er is gr e at est. Wit h r e s p e ct t o r e nt al u n its, t h e v er y ‐l o w‐

i n c o m e h o u s e h ol d’ s a n n u al i n c o m e at t h e ti m e of i niti al o c c u p a n c y m a y n ot e x c e e d 5 0 p er c e nt of t h e ar e a’ s

m e di a n i n c o m e a dj u st e d f or f a mil y si z e. W hil e o c c u p yi n g t h e r e nt al u nit, a v er y ‐l o w‐i n c o m e h o u s e h ol d’ s

a n n u al i n c o m e m a y i n cre a s e t o a n a m o u nt n ot t o e x c e e d 1 4 0 p er c e nt of 5 0 p er c e nt of t h e ar e a’ s m e di a n

i n c o m e a dj ust e d f or f a mil y si z e.

2 9) “ A s si st e d h o usi n g ” or “ a s si st e d h o usi n g d e v el o p m e nt ” m e a ns a r e nt al h o usi n g d e v el o p m e nt, i n cl u di n g r e nt al

h o usi n g i n a mi x e d ‐u s e d e v el o p m e nt t h at r e c ei v e d or c urr e ntl y r e c ei v e s f u n di n g fr o m a n y f ed er al or st at e

h o usi n g pr o gr a m.

3 0) “ Pr e s er v ati o n ” m e a ns a cti o n s t a k e n t o k e e p r e nt s i n e xisti n g a s si st e d h o usi n g aff or d a bl e f or e xtr e m el y ‐l o w‐

i n c o m e, v er y ‐l o w‐i n c o m e, l o w‐i n c o m e, a n d m o d er at e ‐i n c o m e h o us e h ol ds w hil e e ns uri n g t h at t h e pr o p ert y

st a y s i n g o o d p h ysi c al a n d fi n a n ci al c o n diti o n f or a n e xt e n d e d p eri o d.

Hist or y. —s. 3 2, c h. 9 2 ‐3 1 7; s. 1 2, c h. 9 3 ‐1 8 1; s. 3, c h. 9 6 ‐3 3 2; s. 1 0 4 6, c h. 9 7 ‐1 0 3; s. 3 4, c h. 9 7 ‐1 6 7; s. 1 4, c h. 9 8 ‐5 6; s. 1 4,

c h. 2 0 0 0 ‐3 5 3; s. 2 1, c h. 2 0 0 6 ‐6 9; s. 2 6, c h. 2 0 0 9 ‐9 6; s. 1 2, c h. 2 0 1 1 ‐1 5; s. 6 6, c h . 2 0 1 1 ‐1 3 9; s. 8, c h. 2 0 1 6 ‐2 1 0 .

4 2 0. 9 0 7 2 St at e H o u si n g I niti ati v e s P art n er s hi p Pr o gr a m. — T h e St at e H o u si n g I niti ati v es P art n ers hi p

Pr o gr a m is cr e at e d f or t h e p ur p o s e of pr o vi di n g f u n d s t o c o u nti es a n d eli gi bl e m u ni ci p aliti e s a s a n i n c e nti v e

f or t h e cr e ati o n of l o c al h o u si n g p art n ers hi ps, t o e x p a n d pr o d u cti o n of a n d pr e s er v e aff or d a bl e h o usi n g, t o

f urt h er t h e h o u si n g el e m e nt of t h e l o c al g o v er n m e n t c o m pr e h e nsi v e pl a n s p e cifi c t o aff or d a bl e h o usi n g, a n d

t o i n cr e as e h o u si n g ‐r el at e d e m pl o y m e nt.

81

(1)(a) In addition to the legislative findings set forth in s. 420.6015, the Legislature finds that affordable

housing is most effectively provided by combining available public and private resources to conserve and

improve existing housing and provide new housing for very‐low‐income households, low‐income households,

and moderate‐income households. The Legislature intends to encourage partnerships in order to secure the

benefits of cooperation by the public and private sectors and to reduce the cost of housing for the target

group by effectively combining all available resources and cost‐saving measures. The Legislature further

intends that local governments achieve this combination of resources by encouraging active partnerships

between government, lenders, builders and developers, real estate professionals, advocates for low‐income

persons, and community groups to produce affordable housing and provide related services. Extending the

partnership concept to encompass cooperative efforts among small counties as defined in s. 120.52(19), and

among counties and municipalities is specifically encouraged. Local governments are also intended to

establish an affordable housing advisory committee to recommend monetary and nonmonetary incentives

for affordable housing as provided in s. 420.9076.

(b) The Legislature further intends that the State Housing Initiatives Partnership Program provide the

maximum flexibility to local governments to determine the use of funds for housing programs while ensuring

accountability for the efficient use of public resources and guaranteeing that benefits are provided to those

in need.

(2)(a) To be eligible to receive funds under the program, a county or eligible municipality must:

1. Submit to the corporation its local housing assistance plan describing the local housing assistance

strategies established pursuant to s. 420.9075;

2. Within 12 months after adopting the local housing assistance plan, amend the plan to incorporate the

local housing incentive strategies defined in s. 420.9071(16) and described in s. 420.9076; and

3. Within 24 months after adopting the amended local housing assistance plan to incorporate the local

housing incentive strategies, amend its land development regulations or establish local policies and

procedures, as necessary, to implement the local housing incentive strategies adopted by the local governing

body. A county or an eligible municipality that has adopted a housing incentive strategy pursuant to s.

420.9076 before the effective date of this act shall review the status of implementation of the plan according

to its adopted schedule for implementation and report its findings in the annual report required by s.

420.9075(10). If, as a result of the review, a county or an eligible municipality determines that the

implementation is complete and in accordance with its schedule, no further action is necessary. If a county or

an eligible municipality determines that implementation according to its schedule is not complete, it must

amend its land development regulations or establish local policies and procedures, as necessary, to implement

the housing incentive plan within 12 months after the effective date of this act, or if extenuating circumstances

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prevent implementation within 12 months, pursuant to s. 420.9075(13), enter into an extension agreement

with the corporation.

(b) A county or an eligible municipality seeking approval to receive its share of the local housing

distribution must adopt an ordinance containing the following provisions:

1. Creation of a local housing assistance trust fund as described in s. 420.9075(6).

2. Adoption by resolution of a local housing assistance plan as defined in s. 420.9071(14) to be

implemented through a local housing partnership as defined in s. 420.9071(18).

3. Designation of the responsibility for the administration of the local housing assistance plan. Such

ordinance may also provide for the contracting of all or part of the administrative or other functions of the

program to a third person or entity.

4. Creation of the affordable housing advisory committee as provided in s. 420.9076.

The ordinance must not take effect until at least 30 days after the date of formal adoption. Ordinances in

effect prior to the effective date of amendments to this section shall be amended as needed to conform to

new provisions.

(3)(a) The governing board of the county or of an eligible municipality must submit to the corporation one

copy of its local housing assistance plan. The transmittal of the plan must include a copy of the ordinance, the

adopting resolution, the local housing assistance plan, and such other information as the corporation requires

by rule; however, information to be included in the plan is intended to demonstrate consistency with the

requirements of ss. 420.907‐420.9079 and corporation rule without posing an undue burden on the local

government. Plans shall be reviewed by a committee composed of corporation staff as established by

corporation rule.

(b) Within 45 days after receiving a plan, the review committee shall review the plan and either approve

it or identify inconsistencies with the requirements of the program. The corporation shall assist a local

government in revising its plan if it initially proves to be inconsistent with program requirements. A plan that

is revised by the local government to achieve consistency with program requirements shall be reviewed within

45 days after submission. The deadlines for submitting original and revised plans shall be established by

corporation rule; however, the corporation shall not require submission of a new local housing assistance plan

to implement amendments to this act until the currently effective plan expires.

(c) The Legislature intends that approval of plans be expedited to ensure that the production of needed

housing and the related creation of jobs occur as quickly as possible. After being approved for funding, a local

government may amend by resolution its local housing assistance plan if the plan as amended complies with

program requirements; however, a local government must submit its amended plan for review according to

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the process established in this subsection in order to ensure continued consistency with the requirements of

the State Housing Initiatives Partnership Program.

(4) Moneys in the Local Government Housing Trust Fund shall be distributed by the corporation to each

approved county and eligible municipality within the county as provided in s. 420.9073. Distributions shall be

allocated to the participating county and to each eligible municipality within the county according to an

interlocal agreement between the county governing authority and the governing body of the eligible

municipality or, if there is no interlocal agreement, according to population. The portion for each eligible

municipality is computed by multiplying the total moneys earmarked for a county by a fraction, the numerator

of which is the population of the eligible municipality and the denominator of which is the total population of

the county. The remaining revenues shall be distributed to the governing body of the county.

(5)(a) Local governments are encouraged to make the most efficient use of their resources by cooperating

to provide affordable housing assistance. Local governments may enter into an interlocal agreement for the

purpose of establishing a joint local housing assistance plan subject to the requirements of ss. 420.907‐

420.9079. The local housing distributions for such counties and eligible municipalities shall be directly

disbursed on a monthly basis to each county or eligible municipality to be administered in conformity with

the interlocal agreement providing for a joint local housing assistance plan.

(b) If a county or eligible municipality enters into an interlocal agreement with a municipality that becomes

eligible as a result of entering into that interlocal agreement, the county or eligible municipality that has

agreed to transfer the control of funds to a municipality that was not originally eligible must ensure through

its local housing assistance plan and through the interlocal agreement that all program funds are used in a

manner consistent with ss. 420.907‐420.9079. This must be accomplished by:

1. Providing that the use of the portion of funds transferred to the municipality meets all requirements of

ss. 420.907‐420.9079, or

2. Providing that the use of the portion of funds transferred to the municipality, when taken in

combination with the use of the local housing distribution from which funds were transferred, meets all

requirements of ss. 420.907‐420.9079.

(6) The moneys that otherwise would be distributed pursuant to s. 420.9073 to a local government that

does not meet the program’s requirements for receipts of such distributions shall remain in the Local

Government Housing Trust Fund to be administered by the corporation.

(7)(a) A county or an eligible municipality must expend its portion of the local housing distribution only to

implement a local housing assistance plan or as provided in this subsection.

(b) A county or an eligible municipality may not expend its portion of the local housing distribution to

provide ongoing rent subsidies, except for:

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1. Security and utility deposit assistance.

2. Eviction prevention not to exceed 6 months’ rent.

3. A rent subsidy program for very‐low‐income households with at least one adult who is a person

with special needs as defined in s. 420.0004 or homeless as defined in s. 420.621. The period of rental

assistance may not exceed 12 months for any eligible household.

(8) Funds distributed under this program may not be pledged to pay the debt service on any bonds.

(9) The corporation shall adopt rules necessary to implement ss. 420.907‐420.9079.

(10) Notwithstanding ss. 420.9071(26) and 420.9075(5) and subsection (7), for the 2016‐2017 fiscal year:

(a) The term “rent subsidies” means ongoing monthly rental assistance.

(b) Up to 25 percent of the funds made available in each county and each eligible municipality from the

local housing distribution may be used for rental assistance and rent subsidies as provided in paragraph (c).

(c) A county or an eligible municipality may expend its portion of the local housing distribution to provide

the following types of rental assistance and rent subsidies:

1. Security and utility deposit assistance.

2. Eviction prevention subsidies not to exceed 6 months’ rent.

3. Rent subsidies for very‐low‐income households with at least one adult who is a person with special

needs as defined in s. 420.0004 or a person who is homeless as defined in s. 420.621 when the person initially

qualified for a rent subsidy. The period of rental subsidy may not exceed 12 months for any eligible household

or person. (d) This subsection expires July 1, 2017.

History.—s. 32, ch. 92‐317; s. 13, ch. 93‐181; s. 35, ch. 97‐167; s. 81, ch. 2000‐153; s. 22, ch. 2006‐69; s. 19, ch. 2008‐

104; s. 27, ch. 2009‐96; s. 14, ch. 2011‐3; s. 13, ch. 2011‐15; s. 67, ch. 2015‐222; s. 103, ch. 2016‐62; s. 9, ch. 2016‐210.

Note. —Section 103, ch. 2016‐62, amended subsection (10) “in order to implement Specific Appropriation 2224 of

the 2016‐2017 General Appropriations Act.”

420.9073 Local housing distributions.—

(1) Distributions calculated in this section shall be disbursed on a quarterly or more frequent basis by the

corporation pursuant to s. 420.9072, subject to availability of funds. Each county’s share of the funds to be

distributed from the portion of the funds in the Local Government Housing Trust Fund received pursuant to

s. 201.15(4)(c) shall be calculated by the corporation for each fiscal year as follows:

(a) Each county other than a county that has implemented chapter 83‐220, Laws of Florida, as amended

by chapters 84‐270, 86‐152, and 89‐252, Laws of Florida, shall receive the guaranteed amount for each fiscal

year.

(b) Each county other than a county that has implemented chapter 83‐220, Laws of Florida, as amended

by chapters 84‐270, 86‐152, and 89‐252, Laws of Florida, may receive an additional share calculated as follows:

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1. Multiply each county’s percentage of the total state population excluding the population of any county

that has implemented chapter 83‐220, Laws of Florida, as amended by chapters 84‐270, 86‐152, and 89‐252,

Laws of Florida, by the total funds to be distributed.

2. If the result in subparagraph 1. is less than the guaranteed amount as determined in subsection (3),

that county’s additional share shall be zero.

3. For each county in which the result in subparagraph 1. is greater than the guaranteed amount as

determined in subsection (3), the amount calculated in subparagraph 1. shall be reduced by the guaranteed

amount. The result for each such county shall be expressed as a percentage of the amounts so determined

for all counties. Each such county shall receive an additional share equal to such percentage multiplied by the

total funds received by the Local Government Housing Trust Fund pursuant to s. 201.15(4)(c) reduced by the

guaranteed amount paid to all counties.

(2) Distributions calculated in this section shall be disbursed on a quarterly or more frequent basis by the

corporation pursuant to s. 420.9072, subject to availability of funds. Each county’s share of the funds to be

distributed from the portion of the funds in the Local Government Housing Trust Fund received pursuant to

s. 201.15(4)(d) shall be calculated by the corporation for each fiscal year as follows:

(a) Each county shall receive the guaranteed amount for each fiscal year.

(b) Each county may receive an additional share calculated as follows:

1. Multiply each county’s percentage of the total state population, by the total funds to be distributed.

2. If the result in subparagraph 1. is less than the guaranteed amount as determined in subsection (3),

that county’s additional share shall be zero.

3. For each county in which the result in subparagraph 1. is greater than the guaranteed amount, the

amount calculated in subparagraph 1. shall be reduced by the guaranteed amount. The result for each such

county shall be expressed as a percentage of the amounts so determined for all counties. Each such county

shall receive an additional share equal to this percentage multiplied by the total funds received by the Local

Government Housing Trust Fund pursuant to s. 201.15(4)(d) as reduced by the guaranteed amount paid to all

counties.

(3) Calculation of guaranteed amounts:

(a) The guaranteed amount under subsection (1) shall be calculated for each state fiscal year by

multiplying $350,000 by a fraction, the numerator of which is the amount of funds distributed to the Local

Government Housing Trust Fund pursuant to s. 201.15(4)(c) and the denominator of which is the total amount

of funds distributed to the Local Government Housing Trust Fund pursuant to s. 201.15.

(b) The guaranteed amount under subsection (2) shall be calculated for each state fiscal year by

multiplying $350,000 by a fraction, the numerator of which is the amount of funds distributed to the Local

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Government Housing Trust Fund pursuant to s. 201.15(4)(d) and the denominator of which is the total amount

of funds distributed to the Local Government Housing Trust Fund pursuant to s. 201.15.

(4) Funds distributed pursuant to this section may not be pledged to pay debt service on any bonds.

(5) Notwithstanding subsections (1)‐(4), the corporation may withhold up to $5 million of the total

amount distributed each fiscal year from the Local Government Housing Trust Fund to provide additional

funding to counties and eligible municipalities where a state of emergency has been declared by the Governor

pursuant to chapter 252. Any portion of the withheld funds not distributed by the end of the fiscal year shall

be distributed as provided in subsections (1) and (2).

(6) Notwithstanding subsections (1)‐(4), the corporation may withhold up to $5 million from the total

amount distributed each fiscal year from the Local Government Housing Trust Fund to provide funding to

counties and eligible municipalities to purchase properties subject to a State Housing Initiative Partnership

Program lien and on which foreclosure proceedings have been initiated by any mortgagee. Each county and

eligible municipality that receives funds under this subsection shall repay such funds to the corporation not

later than the expenditure deadline for the fiscal year in which the funds were awarded. Amounts not repaid

shall be withheld from the subsequent year’s distribution. Any portion of such funds not distributed under

this subsection by the end of the fiscal year shall be distributed as provided in subsections (1) and (2).

(7) A county receiving local housing distributions under this section or an eligible municipality that receives

local housing distributions under an interlocal agreement shall expend those funds in accordance with the

provisions of ss. 420.907‐420.9079, rules of the corporation, and the county’s local housing assistance plan.

History.—s. 32, ch. 92‐317; s. 36, ch. 97‐167; s. 15, ch. 98‐56; s. 49, ch. 99‐247; ss. 82, 83, ch. 2000‐153; s. 28, ch.

2009‐96; s. 14, ch. 2011‐15; s. 78, ch. 2015‐229.

420.9075 Local housing assistance plans; partnerships.—

(1)(a) Each county or eligible municipality participating in the State Housing Initiatives Partnership

Program shall develop and implement a local housing assistance plan created to make affordable residential

units available to persons of very low income, low income, or moderate income and to persons who have

special housing needs, including, but not limited to, homeless people, the elderly, migrant farmworkers, and

persons with disabilities. Counties or eligible municipalities may include strategies to assist persons and

households having annual incomes of not more than 140 percent of area median income. The plans are

intended to increase the availability of affordable residential units by combining local resources and cost‐

saving measures into a local housing partnership and using private and public funds to reduce the cost of

housing.

(b) Local housing assistance plans may allocate funds to:

1. Implement local housing assistance strategies for the provision of affordable housing.

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2. Supplement funds available to the corporation to provide enhanced funding of state housing programs

within the county or the eligible municipality.

3. Provide the local matching share of federal affordable housing grants or programs.

4. Fund emergency repairs, including, but not limited to, repairs performed by existing service providers

under weatherization assistance programs under ss. 409.509‐409.5093.

5. Further the housing element of the local government comprehensive plan adopted pursuant to s.

163.3184, specific to affordable housing.

(2)(a) Each county and each eligible municipality participating in the State Housing Initiatives Partnership

Program shall encourage the involvement of appropriate public sector and private sector entities as partners

in order to combine resources to reduce housing costs for the targeted population. This partnership process

should involve:

1. Lending institutions.

2. Housing builders and developers.

3. Nonprofit and other community‐based housing and service organizations.

4. Providers of professional services relating to affordable housing.

5. Advocates for low‐income persons, including, but not limited to, homeless people, the elderly, and

migrant farmworkers.

6. Real estate professionals.

7. Other persons or entities who can assist in providing housing or related support services.

8. Lead agencies of local homeless assistance continuums of care.

(b) The specific participants in partnership activities may vary according to the community’s resources and

the nature of the local housing assistance plan.

(3)(a) Each local housing assistance plan shall include a definition of essential service personnel for the

county or eligible municipality, including, but not limited to, teachers and educators, other school district,

community college, and university employees, police and fire personnel, health care personnel, skilled

building trades personnel, and other job categories.

(b) Each county and each eligible municipality is encouraged to develop a strategy within its local housing

assistance plan that emphasizes the recruitment and retention of essential service personnel. The local

government is encouraged to involve public and private sector employers. Compliance with the eligibility

criteria established under this strategy shall be verified by the county or eligible municipality.

(c) Each county and each eligible municipality is encouraged to develop a strategy within its local housing

assistance plan that addresses the needs of persons who are deprived of affordable housing due to the closure

of a mobile home park or the conversion of affordable rental units to condominiums.

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(d) Each county and each eligible municipality shall describe initiatives in the local housing assistance plan

to encourage or require innovative design, green building principles, storm‐resistant construction, or other

elements that reduce long‐term costs relating to maintenance, utilities, or insurance.

(e) Each county and each eligible municipality is encouraged to develop a strategy within its local housing

assistance plan which provides program funds for the preservation of assisted housing.

(f) Each county and each eligible municipality is encouraged to develop a strategy within its local housing

assistance plan which provides program funds for reducing homelessness.

(g) Local governments may create regional partnerships across jurisdictional boundaries through the

pooling of appropriated funds to address homeless housing needs identified in local housing assistance plans.

(4) Each local housing assistance plan is governed by the following criteria and administrative procedures:

(a) Each county, eligible municipality, or entity formed through interlocal agreement to participate in the

State Housing Initiatives Partnership Program must develop a qualification system and selection criteria for

applications for awards by eligible sponsors, adopt criteria for the selection of eligible persons, and adopt a

maximum award schedule or system of amounts consistent with the intent and budget of its local housing

assistance plan, with ss. 420.907‐420.9079, and with corporation rule.

(b) The county or eligible municipality or its administrative representative shall advertise the notice of

funding availability in a newspaper of general circulation and periodicals serving ethnic and diverse

neighborhoods, at least 30 days before the beginning of the application period. If no funding is available due

to a waiting list, no notice of funding availability is required.

(c) In accordance with the provisions of ss. 760.20‐760.37, it is unlawful to discriminate on the basis of

race, creed, religion, color, age, sex, marital status, familial status, national origin, or handicap in the award

application process for eligible housing.

(d) As a condition of receipt of an award, the eligible sponsor or eligible person must contractually commit

to comply with the affordable housing criteria provided under ss. 420.907‐420.9079 applicable to the

affordable housing objective of the award. The plan criteria adopted by the county or eligible municipality

must prescribe the contractual obligations required to ensure compliance with award conditions.

(e) The staff or entity that has administrative authority for implementing a local housing assistance plan

assisting rental developments shall annually monitor and determine tenant eligibility or, to the extent another

governmental entity or corporation program provides periodic monitoring and determination, a municipality,

county, or local housing financing authority may rely on such monitoring and determination of tenant

eligibility. However, any loan or grant in the original amount of $10,000 or less is not subject to these annual

monitoring and determination of tenant eligibility requirements.

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(5) The following criteria apply to awards made to eligible sponsors or eligible persons for the purpose of

providing eligible housing:

(a) At least 65 percent of the funds made available in each county and eligible municipality from the local

housing distribution must be reserved for home ownership for eligible persons.

(b) Up to 25 percent of the funds made available in each county and eligible municipality from the local

housing distribution may be reserved for rental housing for eligible persons or for the purposes enumerated

in s. 420.9072(7)(b).

(c) At least 75 percent of the funds made available in each county and eligible municipality from the local

housing distribution must be reserved for construction, rehabilitation, or emergency repair of affordable,

eligible housing.

(d) Each local government must use a minimum of 20 percent of its local housing distribution to serve

persons with special needs as defined in s. 420.0004. A local government must certify that it will meet this

requirement through existing approved strategies in the local housing assistance plan or submit a new local

housing assistance plan strategy for this purpose to the corporation for approval to ensure that the plan meets

this requirement. The first priority of these special needs funds must be to serve persons with developmental

disabilities as defined in s. 393.063, with an emphasis on home modifications, including technological

enhancements and devices, which will allow homeowners to remain independent in their own homes and

maintain their homeownership.

(e) Not more than 20 percent of the funds made available in each county and eligible municipality from

the local housing distribution may be used for manufactured housing.

(f) The sales price or value of new or existing eligible housing may not exceed 90 percent of the average

area purchase price in the statistical area in which the eligible housing is located. Such average area purchase

price may be that calculated for any 12‐month period beginning not earlier than the fourth calendar year prior

to the year in which the award occurs or as otherwise established by the United States Department of the

Treasury.

(g)1. All units constructed, rehabilitated, or otherwise assisted with the funds provided from the local

housing assistance trust fund must be occupied by very‐low‐income persons, low‐income persons, and

moderate‐income persons except as otherwise provided in this section.

2. At least 30 percent of the funds deposited into the local housing assistance trust fund must be reserved

for awards to very‐low‐income persons or eligible sponsors who will serve very‐low‐income persons and at

least an additional 30 percent of the funds deposited into the local housing assistance trust fund must be

reserved for awards to low‐income persons or eligible sponsors who will serve low‐income persons. This

subparagraph does not apply to a county or an eligible municipality that includes, or has included within the

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previous 5 years, an area of critical state concern designated or ratified by the Legislature for which the

Legislature has declared its intent to provide affordable housing. The exemption created by this act expires

on July 1, 2013, and shall apply retroactively.

(h) Loans shall be provided for periods not exceeding 30 years, except for deferred payment loans or loans

that extend beyond 30 years which continue to serve eligible persons.

(i) Loans or grants for eligible rental housing constructed, rehabilitated, or otherwise assisted from the

local housing assistance trust fund must be subject to recapture requirements as provided by the county or

eligible municipality in its local housing assistance plan unless reserved for eligible persons for 15 years or the

term of the assistance, whichever period is longer. Eligible sponsors that offer rental housing for sale before

15 years or that have remaining mortgages funded under this program must give a first right of refusal to

eligible nonprofit organizations for purchase at the current market value for continued occupancy by eligible

persons.

(j) Loans or grants for eligible owner‐occupied housing constructed, rehabilitated, or otherwise assisted

from proceeds provided from the local housing assistance trust fund shall be subject to recapture

requirements as provided by the county or eligible municipality in its local housing assistance plan.

(k) The total amount of monthly mortgage payments or the amount of monthly rent charged by the

eligible sponsor or her or his designee must be made affordable.

(l) The maximum sales price or value per unit and the maximum award per unit for eligible housing

benefiting from awards made pursuant to this section must be established in the local housing assistance plan.

(m) The benefit of assistance provided through the State Housing Initiatives Partnership Program must

accrue to eligible persons occupying eligible housing. This provision shall not be construed to prohibit use of

the local housing distribution funds for a mixed income rental development.

(n) Funds from the local housing distribution not used to meet the criteria established in paragraph (a) or

paragraph (c) or not used for the administration of a local housing assistance plan must be used for housing

production and finance activities, including, but not limited to, financing preconstruction activities or the

purchase of existing units, providing rental housing, and providing home ownership training to prospective

home buyers and owners of homes assisted through the local housing assistance plan.

1. Notwithstanding the provisions of paragraphs (a) and (c), program income as defined in s. 420.9071(24)

may also be used to fund activities described in this paragraph.

2. When preconstruction due‐diligence activities conducted as part of a preservation strategy show that

preservation of the units is not feasible and will not result in the production of an eligible unit, such costs shall

be deemed a program expense rather than an administrative expense if such program expenses do not exceed

3 percent of the annual local housing distribution.

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3. If both an award under the local housing assistance plan and federal low‐income housing tax credits

are used to assist a project and there is a conflict between the criteria prescribed in this subsection and the

requirements of s. 42 of the Internal Revenue Code of 1986, as amended, the county or eligible municipality

may resolve the conflict by giving precedence to the requirements of s. 42 of the Internal Revenue Code of

1986, as amended, in lieu of following the criteria prescribed in this subsection with the exception of

paragraphs (a) and (g) of this subsection.

4. Each county and each eligible municipality may award funds as a grant for construction, rehabilitation,

or repair as part of disaster recovery or emergency repairs or to remedy accessibility or health and safety

deficiencies. Any other grants must be approved as part of the local housing assistance plan.

(6) Each county or eligible municipality receiving local housing distribution moneys shall establish and

maintain a local housing assistance trust fund. All moneys of a county or an eligible municipality received from

its share of the local housing distribution, program income, recaptured funds, and other funds received or

budgeted to implement the local housing assistance plan shall be deposited into the trust fund; however, local

housing distribution moneys used to match federal HOME program moneys may be repaid to the HOME

program fund if required by federal law or regulations. Expenditures other than for the administration and

implementation of the local housing assistance plan may not be made from the fund.

(7) The moneys deposited in the local housing assistance trust fund shall be used to administer and

implement the local housing assistance plan. The cost of administering the plan may not exceed 5 percent of

the local housing distribution moneys and program income deposited into the trust fund. A county or an

eligible municipality may not exceed the 5‐percent limitation on administrative costs, unless its governing

body finds, by resolution, that 5 percent of the local housing distribution plus 5 percent of program income is

insufficient to adequately pay the necessary costs of administering the local housing assistance plan. The cost

of administering the program may not exceed 10 percent of the local housing distribution plus 5 percent of

program income deposited into the trust fund, except that small counties, as defined in s. 120.52(19), and

eligible municipalities receiving a local housing distribution of up to $350,000 may use up to 10 percent of

program income for administrative costs.

(8) Pursuant to s. 420.531, the corporation shall provide training and technical assistance to local

governments regarding the creation of partnerships, the design of local housing assistance strategies, the

implementation of local housing incentive strategies, and the provision of support services.

(9) The corporation shall monitor the activities of local governments to determine compliance with

program requirements and shall collect data on the operation and achievements of housing partnerships.

(10) Each county or eligible municipality shall submit to the corporation by September 15 of each year a

report of its affordable housing programs and accomplishments through June 30 immediately preceding

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submittal of the report. The report shall be certified as accurate and complete by the local government’s chief

elected official or his or her designee. Transmittal of the annual report by a county’s or eligible municipality’s

chief elected official, or his or her designee, certifies that the local housing incentive strategies, or, if

applicable, the local housing incentive plan, have been implemented or are in the process of being

implemented pursuant to the adopted schedule for implementation. The report must include, but is not

limited to:

(a) The number of households served by income category, age, family size, and race, and data regarding

any special needs populations such as farmworkers, homeless persons, persons with disabilities, and the

elderly. Counties shall report this information separately for households served in the unincorporated area

and each municipality within the county.

(b) The number of units and the average cost of producing units under each local housing assistance

strategy.

(c) The average area purchase price of single‐family units and the amount of rent charged for a rental unit

based on unit size.

(d) By income category, the number of mortgages made, the average mortgage amount, and the rate of

default.

(e) A description of the status of implementation of each local housing incentive strategy, or if applicable,

the local housing incentive plan as set forth in the local government’s adopted schedule for implementation.

(f) A concise description of the support services that are available to the residents of affordable housing

provided by local programs.

(g) The sales price or value of housing produced and an accounting of what percentage was financed by

the local housing distribution, other public moneys, and private resources.

(h) Such other data or affordable housing accomplishments considered significant by the reporting county

or eligible municipality or by the corporation.

(i) A description of efforts to reduce homelessness.

(11) The report shall be made available by the county or eligible municipality for public inspection and

comment prior to certifying the report and transmitting it to the corporation. The county or eligible

municipality shall provide notice of the availability of the proposed report and solicit public comment. The

notice must state the public place where a copy of the proposed report can be obtained by interested persons.

Members of the public may submit written comments on the report to the county or eligible municipality and

the corporation. Written public comments shall identify the author by name, address, and interest affected.

The county or eligible municipality shall attach a copy of all such written comments and its responses to the

annual report submitted to the corporation.

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(12) The corporation shall review the report of each county or eligible municipality and any written

comments from the public and include any comments concerning the effectiveness of local programs in the

report required by s. 420.511.

(13)(a) If, as a result of the review of the annual report or public comment and written response from the

county or eligible municipality, or at any other time, the corporation determines that a county or eligible

municipality may have established a pattern of violation of the criteria for a local housing assistance plan

established under ss. 420.907‐420.9079 or that an eligible sponsor or eligible person has violated the

applicable award conditions, the corporation shall report such pattern of violation of criteria or violation of

award conditions to its compliance monitoring agent and the Executive Office of the Governor. The

corporation’s compliance monitoring agent must determine within 60 days whether the county or eligible

municipality has violated program criteria and shall issue a written report thereon. If a violation has occurred,

the distribution of program funds to the county or eligible municipality must be suspended until the violation

is corrected.

(b) If, as a result of its review of the annual report, the corporation determines that a county or eligible

municipality has failed to implement a local housing incentive strategy, or, if applicable, a local housing

incentive plan, it shall send a notice of termination of the local government’s share of the local housing

distribution by certified mail to the affected county or eligible municipality.

1. The notice must specify a date of termination of the funding if the affected county or eligible

municipality does not implement the plan or strategy and provide for a local response. A county or eligible

municipality shall respond to the corporation within 30 days after receipt of the notice of termination.

2. The corporation shall consider the local response that extenuating circumstances precluded

implementation and grant an extension to the timeframe for implementation. Such an extension shall be

made in the form of an extension agreement that provides a timeframe for implementation. The chief elected

official of a county or eligible municipality or his or her designee shall have the authority to enter into the

agreement on behalf of the local government.

3. If the county or the eligible municipality has not implemented the incentive strategy or entered into an

extension agreement by the termination date specified in the notice, the local housing distribution share

terminates, and any uncommitted local housing distribution funds held by the affected county or eligible

municipality in its local housing assistance trust fund shall be transferred to the Local Government Housing

Trust Fund to the credit of the corporation to administer.

4. a. If the affected local government fails to meet the timeframes specified in the agreement, the

corporation shall terminate funds. The corporation shall send a notice of termination of the local

government’s share of the local housing distribution by certified mail to the affected local government. The

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notice shall specify the termination date, and any uncommitted funds held by the affected local government

shall be transferred to the Local Government Housing Trust Fund to the credit of the corporation to

administer.

b. If the corporation terminates funds to a county, but an eligible municipality receiving a local housing

distribution pursuant to an interlocal agreement maintains compliance with program requirements, the

corporation shall thereafter distribute directly to the participating eligible municipality its share calculated in

the manner provided in ss. 420.9072 and 420.9073.

c. Any county or eligible municipality whose local distribution share has been terminated may

subsequently elect to receive directly its local distribution share by adopting the ordinance, resolution, and

local housing assistance plan in the manner and according to the procedures provided in ss. 420.907‐

420.9079.

(14) If the corporation determines that a county or eligible municipality has expended program funds for

an ineligible activity, the corporation shall require such funds to be repaid to the local housing assistance trust

fund. Such repayment may not be made with funds from the State Housing Initiatives Partnership Program.

History.—s. 32, ch. 92‐317; s. 14, ch. 93‐181; s. 5, ch. 95‐153; s. 9, ch. 95‐396; s. 81, ch. 97‐103; s. 37, ch. 97‐167; s.

15, ch. 2000‐353; s. 14, ch. 2001‐98; s. 7, ch. 2002‐160; s. 24, ch. 2004‐243; s. 23, ch. 2006‐69; s. 20, ch. 2008‐104; s.

29,

ch. 2009‐96; s. 15, ch. 2011‐15; s. 10, ch. 2016‐210.

420.9076 Adoption of affordable housing incentive strategies; committees.—

(1) Each county or eligible municipality participating in the State Housing Initiatives Partnership Program,

including a municipality receiving program funds through the county, or an eligible municipality must, within

12 months after the original adoption of the local housing assistance plan, amend the plan to include local

housing incentive strategies as defined in s. 420.9071(16).

(2) The governing board of a county or municipality shall appoint the members of the affordable housing

advisory committee. Pursuant to the terms of any interlocal agreement, a county and municipality may create

and jointly appoint an advisory committee. The local action adopted pursuant to s. 420.9072 which creates

the advisory committee and appoints the advisory committee members must name at least 8 but not more

than 11 committee members and specify their terms. The committee must consist of one representative from

at least six of the categories below:

(a) A citizen who is actively engaged in the residential home building industry in connection with

affordable housing.

(b) A citizen who is actively engaged in the banking or mortgage banking industry in connection with

affordable housing.

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(c) A citizen who is a representative of those areas of labor actively engaged in home building in

connection with affordable housing.

(d) A citizen who is actively engaged as an advocate for low‐income persons in connection with affordable

housing.

(e) A citizen who is actively engaged as a for‐profit provider of affordable housing.

(f) A citizen who is actively engaged as a not‐for‐profit provider of affordable housing.

(g) A citizen who is actively engaged as a real estate professional in connection with affordable housing.

(h) A citizen who actively serves on the local planning agency pursuant to s. 163.3174. If the local planning

agency is comprised of the governing board of the county or municipality, the governing board may appoint

a designee who is knowledgeable in the local planning process.

(i) A citizen who resides within the jurisdiction of the local governing body making the appointments.

(j) A citizen who represents employers within the jurisdiction.

(k) A citizen who represents essential services personnel, as defined in the local housing assistance plan.

(3) All meetings of the advisory committee are public meetings, and all committee records are public

records. Staff, administrative, and facility support to the advisory committee shall be provided by the

appointing county or eligible municipality.

(4) Triennially, the advisory committee shall review the established policies and procedures, ordinances,

land development regulations, and adopted local government comprehensive plan of the appointing local

government and shall recommend specific actions or initiatives to encourage or facilitate affordable housing

while protecting the ability of the property to appreciate in value. The recommendations may include the

modification or repeal of existing policies, procedures, ordinances, regulations, or plan provisions; the

creation of exceptions applicable to affordable housing; or the adoption of new policies, procedures,

regulations, ordinances, or plan provisions, including recommendations to amend the local government

comprehensive plan and corresponding regulations, ordinances, and other policies. At a minimum, each

advisory committee shall submit a report to the local governing body that includes recommendations on, and

triennially thereafter evaluates the implementation of, affordable housing incentives in the following areas:

(a) The processing of approvals of development orders or permits for affordable housing projects is

expedited to a greater degree than other projects, as provided in s. 163.3177(6)(f)3.

(b) The modification of impact‐fee requirements, including reduction or waiver of fees and alternative

methods of fee payment for affordable housing.

(c) The allowance of flexibility in densities for affordable housing.

(d) The reservation of infrastructure capacity for housing for very‐low‐income persons, low‐income

persons, and moderate‐income persons.

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(e) The allowance of affordable accessory residential units in residential zoning districts.

(f) The reduction of parking and setback requirements for affordable housing.

(g) The allowance of flexible lot configurations, including zero‐lot‐line configurations for affordable

housing.

(h) The modification of street requirements for affordable housing.

(i) The establishment of a process by which a local government considers, before adoption, policies,

procedures, ordinances, regulations, or plan provisions that increase the cost of housing.

(j) The preparation of a printed inventory of locally owned public lands suitable for affordable housing.

(k) The support of development near transportation hubs and major employment centers and mixed‐use

developments.

The advisory committee recommendations may also include other affordable housing incentives identified by

the advisory committee. Local governments that receive the minimum allocation under the State Housing

Initiatives Partnership Program shall perform the initial review but may elect to not perform the triennial

review.

(5) The approval by the advisory committee of its local housing incentive strategies recommendations and

its review of local government implementation of previously recommended strategies must be made by

affirmative vote of a majority of the membership of the advisory committee taken at a public hearing. Notice

of the time, date, and place of the public hearing of the advisory committee to adopt its evaluation and final

local housing incentive strategies recommendations must be published in a newspaper of general paid

circulation in the county. The notice must contain a short and concise summary of the evaluation and local

housing incentives strategies recommendations to be considered by the advisory committee. The notice must

state the public place where a copy of the evaluation and tentative advisory committee recommendations

can be obtained by interested persons. The final report, evaluation, and recommendations shall be submitted

to the corporation.

(6) Within 90 days after the date of receipt of the evaluation and local housing incentive strategies

recommendations from the advisory committee, the governing body of the appointing local government shall

adopt an amendment to its local housing assistance plan to incorporate the local housing incentive strategies

it will implement within its jurisdiction. The amendment must include, at a minimum, the local housing

incentive strategies required under s. 420.9071(16). The local government must consider the strategies

specified in paragraphs (4)(a)‐(k) as recommended by the advisory committee.

(7) The governing board of the county or the eligible municipality shall notify the corporation by certified

mail of its adoption of an amendment of its local housing assistance plan to incorporate local housing incentive

strategies. The notice must include a copy of the approved amended plan.

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(a) If the corporation fails to receive timely the approved amended local housing assistance plan to

incorporate local housing incentive strategies, a notice of termination of its share of the local housing

distribution shall be sent by certified mail by the corporation to the affected county or eligible municipality.

The notice of termination must specify a date of termination of the funding if the affected county or eligible

municipality has not adopted an amended local housing assistance plan to incorporate local housing incentive

strategies. If the county or the eligible municipality has not adopted an amended local housing assistance plan

to incorporate local housing incentive strategies by the termination date specified in the notice of termination,

the local distribution share terminates; and any uncommitted local distribution funds held by the affected

county or eligible municipality in its local housing assistance trust fund shall be transferred to the Local

Government Housing Trust Fund to the credit of the corporation to administer the local government housing

program.

(b) If a county fails to timely adopt an amended local housing assistance plan to incorporate local housing

incentive strategies but an eligible municipality receiving a local housing distribution pursuant to an interlocal

agreement within the county does timely adopt an amended local housing assistance plan to incorporate local

housing incentive strategies, the corporation, after issuance of a notice of termination, shall thereafter

distribute directly to the participating eligible municipality its share calculated in the manner provided in s.

420.9073.

(c) Any county or eligible municipality whose local distribution share has been terminated may

subsequently elect to receive directly its local distribution share by adopting an amended local housing

assistance plan to incorporate local housing incentive strategies in the manner and according to the procedure

provided in this section and by adopting an ordinance in the manner required in s. 420.9072.

(8) The advisory committee may perform other duties at the request of the local government, including:

(a) The provision of mentoring services to affordable housing partners including developers, banking

institutions, employers, and others to identify available incentives, assist with applications for funding

requests, and develop partnerships between various parties.

(b) The creation of best practices for the development of affordable housing in the community.

(9) The advisory committee shall be cooperatively staffed by the local government department or division

having authority to administer local planning or housing programs to ensure an integrated approach to the

work of the advisory committee.

History.—s. 32, ch. 92‐317; s. 15, ch. 93‐181; s. 38, ch. 97‐167; s. 24, ch. 2006‐69; s. 19, ch. 2007‐198; s. 117, ch.

2008‐4;

s. 30, ch. 2009‐96; s. 16, ch. 2011‐15; s. 67, ch. 2011‐139; s. 11, ch. 2016‐210.

420.9079 Local Government Housing Trust Fund.—

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(1) There is created in the State Treasury the Local Government Housing Trust Fund, which shall be

administered by the corporation on behalf of the department according to the provisions of ss. 420.907‐

420.9076 and this section. There shall be deposited into the fund a portion of the documentary stamp tax

revenues as provided in s. 201.15, moneys received from any other source for the purposes of ss. 420.907‐

420.9076 and this section, and all proceeds derived from the investment of such moneys. Moneys in the fund

that are not currently needed for the purposes of the programs administered pursuant to ss. 420.907‐

420.9076 and this section shall be deposited to the credit of the fund and may be invested as provided by law.

The interest received on any such investment shall be credited to the fund.

(2) The corporation shall administer the fund exclusively for the purpose of implementing the programs

described in ss. 420.907‐420.9076 and this section. With the exception of monitoring the activities of counties

and eligible municipalities to determine local compliance with program requirements, the corporation shall

not receive appropriations from the fund for administrative or personnel costs. For the purpose of

implementing the compliance monitoring provisions of s. 420.9075(9), the corporation may request a

maximum of one‐quarter of 1 percent of the annual appropriation per state fiscal year. When such funding is

appropriated, the corporation shall deduct the amount appropriated prior to calculating the local housing

distribution pursuant to ss. 420.9072 and 420.9073.

History.—s. 32, ch. 92‐317; s. 40, ch. 97‐167; s. 16, ch. 98‐56; s. 25, ch. 2006‐69; s. 11, ch. 2009‐2; s. 32, ch. 2009‐96;

s.18, ch. 2011‐15; s. 87, ch. 2015‐229.

Documents

Affordable Housing Incentive Strategies€¦ · This guideb o ok a d dresses the A H A C pr ocess fr o m f or ming the co m mittee, thr ough s ub mitting its re p ort, to triennially